3349 E Ames Ave · New Kingman-Butler, AZ 86409

$237,899

3 bd · 2.0 ba · 1,317 sqft · SingleFamily public records · 288 Days on market

Built 2005 6,098 sqft lot $181/sqft · 9% below area Est $263k · 9% under

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +13.0/30.0
• ARV discount +11.7/15.0
• DSCR +3.9/10.0
• 1% rule +2.7/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT HOME 3 BEDROOM 2 BATH WITH 2 CAR GARAGE. FULLY FENCED New interior paint. New carpet in all bedrooms and Living room.

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 2005

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $238k.

Deal economics

• At list price, monthly cash flow is $-13 ($-158/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (22.6% below list).
• Recommended offer: $184k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.3% in New Kingman-Butler — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Kingman Unified School District (79598) (town): math 19% / reading 24% proficiency, ranked #179 of 249 in AZ (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Cerbat Elementary (math 9% / reading 15%, grade F, #963 of 1,109 statewide, top 87%, 700 students, 78% FRL); Kingman Middle School (math 10% / reading 13%, grade F, #180 of 218 statewide, top 83%, 737 students, 74% FRL); Kingman High School (math 4% / reading 6%, grade F, #364 of 381 statewide, top 100%, 905 students, 50% FRL).
• Zoned-school proficiency averages 10% at this address vs 22% district-wide (-12 pts) — the specific schools serving this property underperform the Kingman Unified School District (79598) average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 647 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• This rent runs 43% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Mohave County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 288 days — a 12% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $87k; list at $238k implies a 173% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,172 (22.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 288 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.77% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.24%
• DSCR: 0.99
• GRM: 10.8

CMA / ARV

• ARV (median comp): $262,525
• List price: $237,899
• Delta: -9.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3378 E Cane Dr	0.18mi	3/2.0	1,289 (-2%)	2mo	$262,625	$204	86
3453 E Cane Dr	0.25mi	3/2.0	1,289 (-2%)	2mo	$262,500	$204	83
3390 Rusty Spur Ave	0.16mi	3/2.0	1,397 (+6%)	1mo	$271,527	$194	82
3331 E Rusty Spur Ave	0.11mi	3/2.0	1,192 (-10%)	1mo	$225,000	$189	78
3385 E Cane Dr	0.16mi	3/2.0	1,205 (-8%)	1mo	$249,000	$207	78
3372 E Cane Dr	0.18mi	3/2.0	1,205 (-8%)	1mo	$249,500	$207	76
3379 E Cane Dr	0.16mi	3/2.0	1,472 (+12%)	0mo	$286,500	$195	73
3623 E Andrea Dr	0.59mi	3/2.0	1,290 (-2%)	1mo	$248,000	$192	68
3427 E Cane Dr	0.21mi	4/2.0 (+1)	1,458 (+11%)	2mo	$275,363	$189	66
3509 E Lum Ave	0.46mi	3/2.0	1,175 (-11%)	3mo	$227,000	$193	58
3677 E Koval Dr	0.67mi	3/2.0	1,208 (-8%)	1mo	$248,000	$205	54
3150 E Northfield Ave	0.75mi	3/2.0	1,207 (-8%)	2mo	$198,000	$164	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.33% rent growth · sell at horizon

5-year hold

• IRR: -19.4%
• Equity multiple: 0.34×
• Total profit: $-44,289
• Equity at exit: $35,472

10-year hold

• IRR: -18.2%
• Equity multiple: 0.12×
• Total profit: $-58,721
• Equity at exit: $20,569

Cash invested: $66,612 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Arizona: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

5-day pay-or-quit; AZ courts known for speed; no state rent control; cities preempted by state law.

Methodology + full state rankings →

ZIP-level market 86409

• Rents YoY: 0.3%
• Active inventory: 647
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,842 high
• Mortgage (P&I): −$1,248
• Tax from tax record: −$121 /mo · $1,457/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-13

Break-even live

Break-even rent $1,858

Max offer price $235,569

Occupancy floor 96%

Sensitivity live

Price	-10% $121	-5% $54	+0% $-13	+5% $-81	+10% $-148
Rent	-10% $-159	-5% $-86	+0% $-13	+5% $60	+10% $132
Rate	-1.0pp $107	-0.5pp $47	base $-13	+0.5pp $-75	+1.0pp $-138

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $59,475
• Closing costs: $7,137
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3356 E El Tovar Ave Kingman, AZ	3.0	2.0	1356	$1,975	$1.46	45d	1	0.03mi
3597 E Koval Dr Kingman, AZ	4.0	3.0	1811	$2,200	$1.21	45d	1	0.51mi
3665 E Koval Dr Kingman, AZ	3.0	2.0	1400	$1,665	$1.19	15d	1	0.63mi
2995 E Ames Ave Kingman, AZ	3.0	2.0	1221	$1,250	$1.02	46d	1	0.72mi
3858 E Ames Ave Kingman, AZ	3.0	2.0	1631	$1,550	$0.95	45d	1	1.01mi
2658 E Punta Vista Kingman, AZ	3.0	2.0	1205	$1,700	$1.41	45d	1	1.13mi
4786 E Old West Rd Kingman, AZ	3.0	2.0	1513	$1,700	$1.12	22d	1	1.44mi
2381 E Butler Ave Kingman, AZ	2.0	2.0	1152	$1,200	$1.04	45d	1	1.48mi

Listing history 19 events

1. 2026-06-21
   days on market $237,899 Active 288 DOM
2. 2026-06-18
   days on market $237,899 Active 285 DOM
3. 2026-06-17
   days on market $237,899 Active 284 DOM
4. 2026-06-16
   days on market $237,899 Active 283 DOM
5. 2026-06-15
   days on market $237,899 Active 282 DOM
6. 2026-06-14
   days on market $237,899 Active 280 DOM
7. 2026-06-13
   days on market $237,899 Active 279 DOM
8. 2026-06-10
   days on market $237,899 Active 277 DOM
9. 2026-06-09
   days on market $237,899 Active 276 DOM
10. 2026-06-08
    days on market $237,899 Active 275 DOM
11. 2026-06-07
    days on market $237,899 Active 274 DOM
12. 2026-06-05
    days on market $237,899 Active 271 DOM
13. 2026-06-03
    days on market $237,899 Active 270 DOM
14. 2026-06-02
    days on market $237,899 Active 269 DOM
15. 2026-05-31
    days on market $237,899 Active 268 DOM
16. 2026-05-30
    days on market $237,899 Active 267 DOM
17. 2025-12-19
    price $237,899 123-char remark

    Show marketing remark (123 chars)

    GREAT HOME 3 BEDROOM 2 BATH WITH 2 CAR GARAGE. FULLY FENCED New interior paint. New carpet in all bedrooms and Living room.

18. 2025-09-05
    listed $247,899 Active 123-char remark

    Show marketing remark (123 chars)

    GREAT HOME 3 BEDROOM 2 BATH WITH 2 CAR GARAGE. FULLY FENCED New interior paint. New carpet in all bedrooms and Living room.

19. 2013-12-19
    soldstatus $87,200

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $1,457 · $121/mo
• Projected year-2 tax: $1,570 · $131/mo
• Expected delta: +$113/yr (+$9/mo · 7.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥100°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,101
• − Mortgage interest: −$13,326
• − Property taxes: −$1,457
• − Insurance: −$1,189
• − Repairs & maintenance: −$1,768
• − Management: −$1,768
• − Depreciation: −$6,921
• Taxable loss: −$4,329
• Est. tax savings @ 24.0%: +$1,039
• After-tax cash flow: $881/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Kingman Unified School District (79598)
• NCES district ID: 0400295
• Math proficiency: 19% ▼ -11.00%
• Reading proficiency: 24% ▼ -9.00%
• Median HH income: $36,760
• Composite: 17.87/100
• National rank: #9002
• State rank: #179 of 249 in AZ

Livability — New Kingman-Butler

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: New Kingman-Butler, AZ
• County: Mohave County · 181,906 people
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 30,365
• Household income: $50,852
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 688.0

Population outlook (Mohave County) Hauer SSP2

• Today (2025): 209,184 people
• By 2030: 209,674 · +0.2%
• By 2040: 205,897 · -1.6%
• By 2050: 196,810 · -5.9%
• By 2075: 169,454 · -19.0%
• By 2100: 136,630 · -34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 16% Two or more races 10% Native American 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Lithuanian 3% Slovak 2% Portuguese 2%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Mohave

• 2024 margin: Solid R (+55.8) · D 21.8% · R 77.6%
• 2008→2024 swing: -22.9pp toward R · 2008: -32.9pp · 2024: -55.8pp
• All cycles: 2024: R+55.8 2020: R+51.3 2016: R+51.5 2012: R+42.6 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -158.90%
• Current HPI: 280.1884
• Rent YoY: ▲ 0.33%
• Metro: Lake Havasu City-Kingman, AZ
• State GDP YoY: ▲ 4.54%
• F500 in state: 20

Industry mix (Fortune 500 HQ in AZ)

Industry	F500 HQs	Revenue
▸Technology	2	$13B
▸Mining / Metals	1	$23B
▸Environmental Services	1	$16B
▸Metals / Steel	1	$14B
▸Technology Distribution	1	$9B
▸Homebuilding	1	$8B

Price history

+172.8% since first listed

3 events — show timeline

• 2025-12-19 Price Changed $237,899 WARDEX
• 2025-09-05 Listed $247,899 WARDEX
• 2013-12-19 Sold (Public Records) $87,200 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,457 · +1.8% YoY. Source: county tax records.