3606 E Robin Ln · New Kingman-Butler, AZ 86409

$27,900

2 bd · 1.0 ba · 642 sqft · Land public records · 129 Days on market

Built 1969 5,000 sqft lot $43/sqft · 63% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Endless potential on this . 13-acre property featuring a manufactured home that has been completely gutted, providing a fresh start for a full remodel or a brand-new replacement home. The lot includes an installed septic system, a large rear shed, and a concrete slab, making it an excellent foundation for your next project.

Key facts

• 13 acre property
• Concrete slab
• Large rear shed

Tags

• 13 ACRE PROPERTY
• INSTALLED SEPTIC SYSTEM
• LARGE REAR SHED
• CONCRETE SLAB

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $28k.

Deal economics

• At list price, monthly cash flow is $711 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $28k).
• Recommended offer: $25k (12.0% below list) — sets the bar for market timing.
• Cap rate 36.9% 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 B — 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.
• Market conditions: Rents flat; 647 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $193 of loan paydown is wiped out by about $837 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.
• At projected returns (-3.0% appreciation + 0.3% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($25k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wildfire risk; extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $24,552 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 4.12% ✓
• Cap rate: 36.86%
• Cash-on-cash: 109.18%
• DSCR: 5.86
• GRM: 2.0

CMA / ARV

• ARV (median comp): $75,000
• List price: $27,900
• Delta: -62.80%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 5.83×
• Total profit: $37,760
• Equity at exit: $4,160

10-year hold

• IRR: —
• Equity multiple: 11.18×
• Total profit: $79,550
• Equity at exit: $2,412

Cash invested: $7,812 (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: 2.0×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$146
• Tax from tax record: −$40 /mo · $476/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $711

Break-even live

Break-even rent $250

Max offer price $27,900

Occupancy floor 33%

Sensitivity live

Price	-10% $727	-5% $719	+0% $711	+5% $703	+10% $695
Rent	-10% $620	-5% $665	+0% $711	+5% $756	+10% $802
Rate	-1.0pp $725	-0.5pp $718	base $711	+0.5pp $704	+1.0pp $696

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: $6,975
• Closing costs: $837
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3600 E Thompson Ave Kingman, AZ	1.0	1.0	600	$800	$1.33	45d	1	0.83mi

Listing history 15 events

1. 2026-06-21
   statusdays on market $27,900 Pending 129 DOM
2. 2026-06-18
   days on market $27,900 Active 126 DOM
3. 2026-06-17
   days on market $27,900 Active 125 DOM
4. 2026-06-16
   days on market $27,900 Active 124 DOM
5. 2026-06-15
   days on market $27,900 Active 123 DOM
6. 2026-06-14
   days on market $27,900 Active 121 DOM
7. 2026-06-13
   days on market $27,900 Active 120 DOM
8. 2026-06-10
   days on market $27,900 Active 118 DOM
9. 2026-06-09
   days on market $27,900 Active 117 DOM
10. 2026-06-08
    days on market $27,900 Active 116 DOM
11. 2026-06-07
    statusdays on market $27,900 Active 115 DOM
12. 2026-05-08
    price $27,900 325-char remark

    Show marketing remark (325 chars)

    Endless potential on this . 13-acre property featuring a manufactured home that has been completely gutted, providing a fresh start for a full remodel or a brand-new replacement home. The lot includes an installed septic system, a large rear shed, and a concrete slab, making it an excellent foundation for your next project.

13. 2026-02-01
    listed $39,900 Active 325-char remark

    Show marketing remark (325 chars)

    Endless potential on this . 13-acre property featuring a manufactured home that has been completely gutted, providing a fresh start for a full remodel or a brand-new replacement home. The lot includes an installed septic system, a large rear shed, and a concrete slab, making it an excellent foundation for your next project.

14. 2006-02-01
    soldstatus $45,000
15. 1999-05-12
    soldstatus $18,000

ⓘ 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: $476 · $40/mo
• Projected year-2 tax: $476 · $40/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 71% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 6 d/yr ≥100°F today · 13 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: $13,798
• − Mortgage interest: −$1,563
• − Property taxes: −$476
• − Insurance: −$140
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$812
• Taxable income: $8,600
• Est. tax owed @ 24.0%: −$2,064
• After-tax cash flow: $6,465/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

• 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

+55.0% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $27,900 WARDEX
• 2026-02-01 Listed $39,900 WARDEX
• 2006-02-01 Sold (Public Records) $45,000 Public Records
• 1999-05-12 Sold (Public Records) $18,000 Public Records

Property tax history

-1.1%/yr

Latest (2025): $476 · +1.8% YoY. Source: county tax records.