3375 Fairfax #42 St · Kingman, AZ 86409

$47,000

1 bd · 1.0 ba · 576 sqft · Land · 51 Days on market

Built 1977 $82/sqft · 6% below area Est $50k · 6% 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 +10.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CHARMING AND COZY, THIS CUTE HOME IS NESTLED IN A WELCOMING 55+ COMMUNITY DESIGNED FOR COMFORT AND EASE. THE CHING JING MOBILE HOME PARK IS A 10 ACRE PARK NEATLY KEPT. PLENTY OF ROOM FOR YOUR CARS AND TOYS WITH THE DOUBLE CAR PORT. THERE IS A WORKSHOP AND A SHED. THE HOT WATER HEATER IS 5 YRS OLD, NEWER VINYL WINDOWS. WASHER AND DRYER STAY. THE KITCHEN PROVIDES PLENTY OF FUNCTIONALITY, WHILE THE BEDROOMS OFFER A QUIET RETREAT AT THE END OF THE DAY. WHETHER YOU'RE ENJOYING YOUR MORNING COFFEE OR UNWINDING IN THE EVENING, THIS HOME CREATES A SENSE OF EASE AND SIMPLICITY. SITTING ON LEASED LAND, LOT RENT INCLUDES WATER AND TRASH. YOU'LL LOVE HAVING THE LARGEST AND NICEST LOT IN THE PARK WITH A PLETHERA OF TREES AND PRIVACY AND CLOSE TO THE SOUTH ENTRANCE. LOCATED WITHIN WALKING DISTANCE TO DRUG STORES, HOSPITAL AND WELLNESS CENTER, RESTAURANTS AND SHOPPING. FLAGSTAFF AND VEGAS ARE JUST 2 HRS AWAY. LAKE HAVASU CITY AND BULLHEAD CITY/LAUGHLIN, NV ARE JUST AN HOUR AWAY WITH GREAT FISHING AND BOATING. IF YOU'RE SEEKING AN AFFORDABLE, LOW STRESS LIFESTYLE IN A WELCOMING 55+ SETTING, THIS ADORABLE HOME IS READY TO WELCOME YOU!

Key facts

• Built 1977
• Listed 50 days

Property features AI

Finance

• Other: Directions: Stockton Hill Rd to Sycamore, left on Fairfax, first driveway to the right
• HOA & community: Senior community

Exterior

• Utilities: Public water
• Home design: Manufactured home (single wide); Residential property; R-M multi-family residential zoning
• Construction: Membrane roof; Metal roof
• Exterior features: Chain link fencing; Located on a cul-de-sac

Interior

• Kitchen: Microwave
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central electric cooling
• Interior features: Laminate counters; Open floor plan; Pantry; Partially furnished
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath land listed at $47k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($998 rent vs $47k).
• Recommended offer: $46k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.1% vs local median 3.6% in Kingman — 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 79/100 on livability (#5 in AZ, #2,014 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime C-, employment C-, schools D+.
• 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; 643 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $325 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 8y ago; this cycle's ask has dropped $6k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 8→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $45,590 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.12% ✓
• Cap rate: 18.13%
• Cash-on-cash: 42.29%
• DSCR: 2.88
• GRM: 3.9

CMA / ARV

• ARV (median comp): $50,050
• List price: $47,000
• Delta: -6.09%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 35.9%
• Equity multiple: 2.47×
• Total profit: $19,322
• Equity at exit: $7,008

10-year hold

• IRR: 41.3%
• Equity multiple: 4.40×
• Total profit: $44,758
• Equity at exit: $4,064

Cash invested: $13,160 (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: 643
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $998 medium
• Mortgage (P&I): −$246
• Tax est. 1.5%: −$59 /mo · $705/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $464

Break-even live

Break-even rent $411

Max offer price $47,000

Occupancy floor 49%

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: $11,750
• Closing costs: $1,410
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3150 Harrison St Kingman, AZ	1.0	1.0	608	$1,070	$1.76	21d	7	1.24mi
1933 Florence Ave Apt 1 Kingman, AZ	1.0	1.0	690	$850	$1.23	21d	1	1.26mi
1401 Main St Kingman, AZ	—	1.0	500	$800	$1.60	21d	1	1.50mi

Listing history 50 events

1. 2026-06-18
   days on market $47,000 Active 51 DOM
2. 2026-06-17
   days on market $47,000 Active 50 DOM
3. 2026-06-16
   days on market $47,000 Active 49 DOM
4. 2026-06-15
   days on market $47,000 Active 48 DOM

   Show marketing remark (1135 chars)

   CHARMING AND COZY, THIS CUTE HOME IS NESTLED IN A WELCOMING 55+ COMMUNITY DESIGNED FOR COMFORT AND EASE. THE CHING JING MOBILE HOME PARK IS A 10 ACRE PARK NEATLY KEPT. PLENTY OF ROOM FOR YOUR CARS AND TOYS WITH THE DOUBLE CAR PORT. THERE IS A WORKSHOP AND A SHED. THE HOT WATER HEATER IS 5 YRS OLD, NEWER VINYL WINDOWS. WASHER AND DRYER STAY. THE KITCHEN PROVIDES PLENTY OF FUNCTIONALITY, WHILE THE BEDROOMS OFFER A QUIET RETREAT AT THE END OF THE DAY. WHETHER YOU'RE ENJOYING YOUR MORNING COFFEE OR UNWINDING IN THE EVENING, THIS HOME CREATES A SENSE OF EASE AND SIMPLICITY. SITTING ON LEASED LAND, LOT RENT INCLUDES WATER AND TRASH. YOU'LL LOVE HAVING THE LARGEST AND NICEST LOT IN THE PARK WITH A PLETHERA OF TREES AND PRIVACY AND CLOSE TO THE SOUTH ENTRANCE. LOCATED WITHIN WALKING DISTANCE TO DRUG STORES, HOSPITAL AND WELLNESS CENTER, RESTAURANTS AND SHOPPING. FLAGSTAFF AND VEGAS ARE JUST 2 HRS AWAY. LAKE HAVASU CITY AND BULLHEAD CITY/LAUGHLIN, NV ARE JUST AN HOUR AWAY WITH GREAT FISHING AND BOATING. IF YOU'RE SEEKING AN AFFORDABLE, LOW STRESS LIFESTYLE IN A WELCOMING 55+ SETTING, THIS ADORABLE HOME IS READY TO WELCOME YOU!

5. 2026-06-14
   days on market $47,000 Active 46 DOM
6. 2026-06-13
   days on market $47,000 Active 45 DOM
7. 2026-06-10
   days on market $47,000 Active 43 DOM
8. 2026-06-09
   days on market $47,000 Active 42 DOM
9. 2026-06-08
   days on market $47,000 Active 41 DOM
10. 2026-06-07
    days on market $47,000 Active 40 DOM
11. 2026-06-05
    days on market $47,000 Active 37 DOM
12. 2026-06-03
    days on market $47,000 Active 36 DOM
13. 2026-06-02
    days on market $47,000 Active 35 DOM
14. 2026-06-01
    days on market $47,000 Active 34 DOM
15. 2026-05-31
    days on market $47,000 Active 33 DOM
16. 2026-05-30
    days on market $47,000 Active 32 DOM
17. 2026-05-13
    price $47,000 501-char remark
18. 2026-04-28
    listed $53,000 Active 501-char remark
19. 2026-04-26
    price $60,000 1135-char remark

    Show marketing remark (1135 chars)

    CHARMING AND COZY, THIS CUTE HOME IS NESTLED IN A WELCOMING 55+ COMMUNITY DESIGNED FOR COMFORT AND EASE. THE CHING JING MOBILE HOME PARK IS A 10 ACRE PARK NEATLY KEPT. PLENTY OF ROOM FOR YOUR CARS AND TOYS WITH THE DOUBLE CAR PORT. THERE IS A WORKSHOP AND A SHED. THE HOT WATER HEATER IS 5 YRS OLD, NEWER VINYL WINDOWS. WASHER AND DRYER STAY. THE KITCHEN PROVIDES PLENTY OF FUNCTIONALITY, WHILE THE BEDROOMS OFFER A QUIET RETREAT AT THE END OF THE DAY. WHETHER YOU'RE ENJOYING YOUR MORNING COFFEE OR UNWINDING IN THE EVENING, THIS HOME CREATES A SENSE OF EASE AND SIMPLICITY. SITTING ON LEASED LAND, LOT RENT INCLUDES WATER AND TRASH. YOU'LL LOVE HAVING THE LARGEST AND NICEST LOT IN THE PARK WITH A PLETHERA OF TREES AND PRIVACY AND CLOSE TO THE SOUTH ENTRANCE. LOCATED WITHIN WALKING DISTANCE TO DRUG STORES, HOSPITAL AND WELLNESS CENTER, RESTAURANTS AND SHOPPING. FLAGSTAFF AND VEGAS ARE JUST 2 HRS AWAY. LAKE HAVASU CITY AND BULLHEAD CITY/LAUGHLIN, NV ARE JUST AN HOUR AWAY WITH GREAT FISHING AND BOATING. IF YOU'RE SEEKING AN AFFORDABLE, LOW STRESS LIFESTYLE IN A WELCOMING 55+ SETTING, THIS ADORABLE HOME IS READY TO WELCOME YOU!

20. 2026-04-14
    listed $70,000 Active 1135-char remark

    Show marketing remark (1135 chars)

    CHARMING AND COZY, THIS CUTE HOME IS NESTLED IN A WELCOMING 55+ COMMUNITY DESIGNED FOR COMFORT AND EASE. THE CHING JING MOBILE HOME PARK IS A 10 ACRE PARK NEATLY KEPT. PLENTY OF ROOM FOR YOUR CARS AND TOYS WITH THE DOUBLE CAR PORT. THERE IS A WORKSHOP AND A SHED. THE HOT WATER HEATER IS 5 YRS OLD, NEWER VINYL WINDOWS. WASHER AND DRYER STAY. THE KITCHEN PROVIDES PLENTY OF FUNCTIONALITY, WHILE THE BEDROOMS OFFER A QUIET RETREAT AT THE END OF THE DAY. WHETHER YOU'RE ENJOYING YOUR MORNING COFFEE OR UNWINDING IN THE EVENING, THIS HOME CREATES A SENSE OF EASE AND SIMPLICITY. SITTING ON LEASED LAND, LOT RENT INCLUDES WATER AND TRASH. YOU'LL LOVE HAVING THE LARGEST AND NICEST LOT IN THE PARK WITH A PLETHERA OF TREES AND PRIVACY AND CLOSE TO THE SOUTH ENTRANCE. LOCATED WITHIN WALKING DISTANCE TO DRUG STORES, HOSPITAL AND WELLNESS CENTER, RESTAURANTS AND SHOPPING. FLAGSTAFF AND VEGAS ARE JUST 2 HRS AWAY. LAKE HAVASU CITY AND BULLHEAD CITY/LAUGHLIN, NV ARE JUST AN HOUR AWAY WITH GREAT FISHING AND BOATING. IF YOU'RE SEEKING AN AFFORDABLE, LOW STRESS LIFESTYLE IN A WELCOMING 55+ SETTING, THIS ADORABLE HOME IS READY TO WELCOME YOU!

21. 2025-02-21
    listed $37,000 Active
22. 2025-01-24
    soldstatus $32,500 Closed
23. 2025-01-06
    status Pending
24. 2024-12-21
    status Active
25. 2024-12-10
    status Pending
26. 2024-11-14
    price $35,000
27. 2024-10-05
    listed $37,000 Active
28. 2024-09-24
    soldstatus $68,000 Closed
29. 2024-09-18
    status Pending
30. 2024-09-18
    price $35,000
31. 2024-09-11
    listed $69,900 Active
32. 2024-09-05
    price $37,000
33. 2024-08-27
    price $39,000
34. 2024-07-25
    price $39,900
35. 2024-07-18
    price $42,900
36. 2024-07-02
    price $44,900
37. 2024-06-17
    listed $49,900 Active
38. 2024-06-07
    soldstatus $9,000
39. 2024-02-01
    soldstatus $59,000 Closed
40. 2024-01-13
    status Pending
41. 2024-01-07
    price $59,900
42. 2023-12-10
    listed $69,900 Active
43. 2022-01-20
    soldstatus $22,000
44. 2021-09-21
    listed $24,900
45. 2020-12-15
    soldstatus $30,000
46. 2020-11-06
    listed $30,000
47. 2020-04-17
    soldstatus $26,500
48. 2020-03-26
    listed $25,000
49. 2020-02-04
    listed $29,500
50. 2018-07-31
    listed $32,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 8 d/yr ≥100°F today · 20 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: $11,978
• − Mortgage interest: −$2,633
• − Property taxes: −$705
• − Insurance: −$235
• − Repairs & maintenance: −$958
• − Management: −$958
• − Depreciation: −$1,367
• Taxable income: $5,121
• Est. tax owed @ 24.0%: −$1,229
• After-tax cash flow: $4,336/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 — Kingman

• Score: 79/100
• State rank: #5
• US rank: #2014

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kingman, AZ
• County: Mohave County · 181,906 people
• City population: 60,489
• 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

+57.3% since first listed

36 events — show timeline

• 2026-06-15 Price Changed $54,900 WARDEX
• 2026-05-13 Price Changed $47,000 WARDEX
• 2026-04-28 Listed $53,000 WARDEX
• 2026-04-26 Price Changed $60,000 WARDEX
• 2026-04-14 Listed $70,000 WARDEX
• 2025-02-21 Listed $37,000 WARDEX
• 2025-01-24 Sold (MLS) $32,500 WARDEX
• 2025-01-06 Pending — WARDEX
• 2024-12-21 Relisted — WARDEX
• 2024-12-10 Pending — WARDEX
• 2024-11-14 Price Changed $35,000 WARDEX
• 2024-10-05 Listed $37,000 WARDEX
• 2024-09-24 Sold (MLS) $68,000 WARDEX
• 2024-09-18 Pending — WARDEX
• 2024-09-18 Price Changed $35,000 WARDEX
• 2024-09-11 Listed $69,900 WARDEX
• 2024-09-05 Price Changed $37,000 WARDEX
• 2024-08-27 Price Changed $39,000 WARDEX
• 2024-07-25 Price Changed $39,900 WARDEX
• 2024-07-18 Price Changed $42,900 WARDEX
• 2024-07-02 Price Changed $44,900 WARDEX
• 2024-06-17 Listed $49,900 WARDEX
• 2024-06-07 Sold (Public Records) $9,000 Public Records
• 2024-02-01 Sold (MLS) $59,000 WARDEX
• 2024-01-13 Pending — WARDEX
• 2024-01-07 Price Changed $59,900 WARDEX
• 2023-12-10 Listed $69,900 WARDEX
• 2022-01-20 Sold (MLS) $22,000 WARDEX
• 2021-09-21 Listed $24,900 WARDEX
• 2020-12-15 Sold (MLS) $30,000 WARDEX
• 2020-11-06 Listed $30,000 WARDEX
• 2020-04-17 Sold (MLS) $26,500 WARDEX
• 2020-03-26 Listed $25,000 WARDEX
• 2020-02-04 Listed $29,500 WARDEX
• 2018-07-31 Listed $32,000 WARDEX
• 2018-06-07 Listed $34,900 WARDEX

Property tax history

-2.0%/yr

Latest (2025): $43 · +0.4% YoY. Source: county tax records.