8272 Chino Dr · White Hills, AZ 86445

$79,000

3 bd · 1.0 ba · 1,363 sqft · SingleFamily public records · 101 Days on market

Built 1979 2.21 ac lot $58/sqft · 22% below area Est $101k · 22% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Welcome to Willow Beach/White Hills area! This Area is a great investment, Entrata Arizona (Mohave County) is a massive (10,000 \ )-acre future master-planned community near the Nevada border, an economic hub  positioned along the Highway 93 and future Interstate-11 corridor. This fixer-upper 3 bedroom home sits atop the hill of the spacious 2.21 acre parcel, giving you space to roam. Septic already installed. Power pole is on the property with 30 & 50 AMP plugs, allowing hookups for RVs, home not yet connected. Water storage tank in place. This home is in need of TLC, giving you a project to work on for 2026, selling "As Is" All offers will be considered. . The structure and foundation is in place already, ready for you to get started. Lots of potential and 360 desert views!! Three metal sheds and a 40ft Cube Shipping container stay with the property, this conex box provides an extra foot of height making it 9'6" compared to 8'6". Willow Beach is only an hour from Las Vegas for all your entertainment and shopping needs. This may be the summer project you've been waiting to become available!!

Key facts

• Septic installed
• Power pole
• 360 desert views

Tags

• SPACIOUS PARCEL
• SEPTIC INSTALLED
• POWER POLE
• WATER STORAGE TANK
• 360 DESERT VIEWS
• METAL SHEDS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $579 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $72k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#185 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• 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: La Senita Elementary (207 students, 66% FRL); White Cliffs Middle School (math 24% / reading 34%, grade F, #90 of 218 statewide, top 42%, 585 students, 38% FRL); Lee Williams High School (math 21% / reading 27%, grade F, #202 of 381 statewide, top 54%, 1,052 students, 33% FRL).
• Market conditions: 80 active listings in the ZIP; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($546 loan paydown + $2k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $16k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $71,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.73% ✓
• Cap rate: 15.09%
• Cash-on-cash: 31.40%
• DSCR: 2.40
• GRM: 4.8

CMA / ARV

• ARV (median comp): $101,099
• List price: $79,000
• Delta: -21.86%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21120 N Madera Dr	0.29mi	2/1.0 (-1)	1,300 (-5%)	11mo	$132,000	$102	65

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.2%
• Equity multiple: 3.10×
• Total profit: $46,376
• Equity at exit: $35,522

10-year hold

• IRR: 37.2%
• Equity multiple: 6.13×
• Total profit: $113,433
• Equity at exit: $54,743

Cash invested: $22,120 (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 86445

• Active inventory: 80
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,368 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$55 /mo · $657/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $579

Break-even live

Break-even rent $635

Max offer price $79,000

Occupancy floor 53%

Sensitivity live

Price	-10% $624	-5% $601	+0% $579	+5% $556	+10% $534
Rent	-10% $471	-5% $525	+0% $579	+5% $633	+10% $687
Rate	-1.0pp $619	-0.5pp $599	base $579	+0.5pp $558	+1.0pp $538

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $79,000 Active 101 DOM
2. 2026-06-18
   days on market $79,000 Active 98 DOM
3. 2026-06-17
   days on market $79,000 Active 97 DOM
4. 2026-06-16
   days on market $79,000 Active 96 DOM
5. 2026-06-15
   days on market $79,000 Active 95 DOM
6. 2026-06-14
   days on market $79,000 Active 93 DOM
7. 2026-06-13
   days on market $79,000 Active 92 DOM
8. 2026-06-10
   days on market $79,000 Active 90 DOM
9. 2026-06-09
   days on market $79,000 Active 89 DOM
10. 2026-06-08
    days on market $79,000 Active 88 DOM
11. 2026-06-07
    days on market $79,000 Active 87 DOM
12. 2026-06-05
    days on market $79,000 Active 84 DOM
13. 2026-06-03
    days on market $79,000 Active 83 DOM
14. 2026-06-02
    days on market $79,000 Active 82 DOM
15. 2026-06-01
    days on market $79,000 Active 81 DOM
16. 2026-05-31
    days on market $79,000 Active 80 DOM
17. 2026-05-30
    days on market $79,000 Active 79 DOM
18. 2026-05-13
    price $79,000 1142-char remark

    Show marketing remark (1142 chars)

    Welcome to Willow Beach/White Hills area! This Area is a great investment, Entrata Arizona (Mohave County) is a massive (10,000 \ )-acre future master-planned community near the Nevada border, an economic hub  positioned along the Highway 93 and future Interstate-11 corridor. This fixer-upper 3 bedroom home sits atop the hill of the spacious 2.21 acre parcel, giving you space to roam. Septic already installed. Power pole is on the property with 30 & 50 AMP plugs, allowing hookups for RVs, home not yet connected. Water storage tank in place. This home is in need of TLC, giving you a project to work on for 2026, selling "As Is" All offers will be considered. . The structure and foundation is in place already, ready for you to get started. Lots of potential and 360 desert views!! Three metal sheds and a 40ft Cube Shipping container stay with the property, this conex box provides an extra foot of height making it 9'6" compared to 8'6". Willow Beach is only an hour from Las Vegas for all your entertainment and shopping needs. This may be the summer project you've been waiting to become available!!

19. 2026-04-13
    status Active 1142-char remark

    Show marketing remark (1142 chars)

    Welcome to Willow Beach/White Hills area! This Area is a great investment, Entrata Arizona (Mohave County) is a massive (10,000 \ )-acre future master-planned community near the Nevada border, an economic hub  positioned along the Highway 93 and future Interstate-11 corridor. This fixer-upper 3 bedroom home sits atop the hill of the spacious 2.21 acre parcel, giving you space to roam. Septic already installed. Power pole is on the property with 30 & 50 AMP plugs, allowing hookups for RVs, home not yet connected. Water storage tank in place. This home is in need of TLC, giving you a project to work on for 2026, selling "As Is" All offers will be considered. . The structure and foundation is in place already, ready for you to get started. Lots of potential and 360 desert views!! Three metal sheds and a 40ft Cube Shipping container stay with the property, this conex box provides an extra foot of height making it 9'6" compared to 8'6". Willow Beach is only an hour from Las Vegas for all your entertainment and shopping needs. This may be the summer project you've been waiting to become available!!

20. 2026-04-06
    status Pending 1142-char remark

    Show marketing remark (1142 chars)

    Welcome to Willow Beach/White Hills area! This Area is a great investment, Entrata Arizona (Mohave County) is a massive (10,000 \ )-acre future master-planned community near the Nevada border, an economic hub  positioned along the Highway 93 and future Interstate-11 corridor. This fixer-upper 3 bedroom home sits atop the hill of the spacious 2.21 acre parcel, giving you space to roam. Septic already installed. Power pole is on the property with 30 & 50 AMP plugs, allowing hookups for RVs, home not yet connected. Water storage tank in place. This home is in need of TLC, giving you a project to work on for 2026, selling "As Is" All offers will be considered. . The structure and foundation is in place already, ready for you to get started. Lots of potential and 360 desert views!! Three metal sheds and a 40ft Cube Shipping container stay with the property, this conex box provides an extra foot of height making it 9'6" compared to 8'6". Willow Beach is only an hour from Las Vegas for all your entertainment and shopping needs. This may be the summer project you've been waiting to become available!!

21. 2026-03-19
    price $89,000 1142-char remark

    Show marketing remark (1142 chars)

    Welcome to Willow Beach/White Hills area! This Area is a great investment, Entrata Arizona (Mohave County) is a massive (10,000 \ )-acre future master-planned community near the Nevada border, an economic hub  positioned along the Highway 93 and future Interstate-11 corridor. This fixer-upper 3 bedroom home sits atop the hill of the spacious 2.21 acre parcel, giving you space to roam. Septic already installed. Power pole is on the property with 30 & 50 AMP plugs, allowing hookups for RVs, home not yet connected. Water storage tank in place. This home is in need of TLC, giving you a project to work on for 2026, selling "As Is" All offers will be considered. . The structure and foundation is in place already, ready for you to get started. Lots of potential and 360 desert views!! Three metal sheds and a 40ft Cube Shipping container stay with the property, this conex box provides an extra foot of height making it 9'6" compared to 8'6". Willow Beach is only an hour from Las Vegas for all your entertainment and shopping needs. This may be the summer project you've been waiting to become available!!

22. 2026-03-06
    listed $95,000 Active 1142-char remark

    Show marketing remark (1142 chars)

    Welcome to Willow Beach/White Hills area! This Area is a great investment, Entrata Arizona (Mohave County) is a massive (10,000 \ )-acre future master-planned community near the Nevada border, an economic hub  positioned along the Highway 93 and future Interstate-11 corridor. This fixer-upper 3 bedroom home sits atop the hill of the spacious 2.21 acre parcel, giving you space to roam. Septic already installed. Power pole is on the property with 30 & 50 AMP plugs, allowing hookups for RVs, home not yet connected. Water storage tank in place. This home is in need of TLC, giving you a project to work on for 2026, selling "As Is" All offers will be considered. . The structure and foundation is in place already, ready for you to get started. Lots of potential and 360 desert views!! Three metal sheds and a 40ft Cube Shipping container stay with the property, this conex box provides an extra foot of height making it 9'6" compared to 8'6". Willow Beach is only an hour from Las Vegas for all your entertainment and shopping needs. This may be the summer project you've been waiting to become available!!

23. 2009-11-16
    listed $58,000

ⓘ 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: $657 · $55/mo
• Projected year-2 tax: $657 · $55/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $16,417
• − Mortgage interest: −$4,425
• − Property taxes: −$657
• − Insurance: −$395
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$2,298
• Taxable income: $6,015
• Est. tax owed @ 24.0%: −$1,444
• After-tax cash flow: $5,502/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 — White Hills

• Score: 60/100
• State rank: #185
• US rank: #19397

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment D Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: White Hills, AZ
• Population (ZIP): 332

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 (79%)
• Race & ethnicity: White 79% Black 17% Two or more races 4%
• Common ancestry: Portuguese 20% Italian 6% Slovak 4%
• Foreign-born: 12% · Canada
• Languages at home: 87% English-only · Spanish 13%

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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+36.2% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $79,000 WARDEX
• 2026-04-13 Relisted — WARDEX
• 2026-04-06 Pending — WARDEX
• 2026-03-19 Price Changed $89,000 WARDEX
• 2026-03-06 Listed $95,000 WARDEX
• 2009-11-16 Listed $58,000 WARDEX

Property tax history

+3.8%/yr

Latest (2025): $657 · +0.4% YoY. Source: county tax records.