4591 N Vickie Ln · New Kingman-Butler, AZ 86409

$100,000

2 bd · 1.5 ba · 672 sqft · Land public records · 63 Days on market

Built 1989 7,500 sqft lot $149/sqft · 31% above area Est $76k · 31% over

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Why this score? — see what drove the C 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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2-bedroom, 1.5 bath home offers excellent potential for investors, first-time buyers, or anyone ready to add their personal touch. The property features a functional layout, with covered areas on both sides of the home providing convenient parking and additional storage, along with bonus storage and a workshop space perfect for hobbies, projects, or extra storage needs. With a little TLC, this home can truly shine. Situated on a manageable lot with room to customize, it s an ideal option for those seeking affordability and opportunity in a growing area. Conveniently located near shopping, dining, and everyday amenities. Don t miss your chance to transform this diamond in the rough into something special!

Key facts

• Covered areas
• Workshop space
• Manageable lot

Tags

• FUNCTIONAL LAYOUT
• COVERED AREAS
• BONUS STORAGE
• WORKSHOP SPACE
• MANAGEABLE LOT
• NEAR SHOPPING

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath land listed at $100k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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 C — 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; 2 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 $691 of loan paydown is wiped out by about $3k 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 63 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $51k; list at $100k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.19% ✓
• Cap rate: 10.49%
• Cash-on-cash: 14.99%
• DSCR: 1.67
• GRM: 7.0

CMA / ARV

• ARV (median comp): $76,500
• List price: $100,000
• Delta: 30.72%
• Verdict: OVERPRICED
• Comps: 16 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.8%
• Equity multiple: 1.10×
• Total profit: $2,910
• Equity at exit: $14,910

10-year hold

• IRR: 9.8%
• Equity multiple: 1.68×
• Total profit: $18,921
• Equity at exit: $8,646

Cash invested: $28,000 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,190 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$24 /mo · $293/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $350

Break-even live

Break-even rent $747

Max offer price $100,000

Occupancy floor 66%

Sensitivity live

Price	-10% $406	-5% $378	+0% $350	+5% $321	+10% $293
Rent	-10% $256	-5% $303	+0% $350	+5% $397	+10% $444
Rate	-1.0pp $400	-0.5pp $375	base $350	+0.5pp $324	+1.0pp $297

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2840 E Leroy Ave Kingman, AZ	1.0	1.0	728	$1,000	$1.37	45d	1	0.98mi
1755 E Gordon Dr Kingman, AZ	1.0	1.0	500	$850	$1.70	45d	1	1.12mi

Listing history 13 events

1. 2026-06-21
   days on market $100,000 Active 63 DOM
2. 2026-06-18
   days on market $100,000 Active 60 DOM
3. 2026-06-17
   days on market $100,000 Active 59 DOM
4. 2026-06-16
   price $100,000 Active 58 DOM
5. 2026-06-03
   days on market $107,500 Active 58 DOM
6. 2026-06-02
   days on market $107,500 Active 57 DOM
7. 2026-06-01
   days on market $107,500 Active 56 DOM
8. 2026-05-31
   days on market $107,500 Active 55 DOM
9. 2026-05-30
   days on market $107,500 Active 54 DOM
10. 2026-04-29
    price $107,500 718-char remark

    Show marketing remark (718 chars)

    This 2-bedroom, 1.5 bath home offers excellent potential for investors, first-time buyers, or anyone ready to add their personal touch. The property features a functional layout, with covered areas on both sides of the home providing convenient parking and additional storage, along with bonus storage and a workshop space perfect for hobbies, projects, or extra storage needs. With a little TLC, this home can truly shine. Situated on a manageable lot with room to customize, it s an ideal option for those seeking affordability and opportunity in a growing area. Conveniently located near shopping, dining, and everyday amenities. Don t miss your chance to transform this diamond in the rough into something special!

11. 2026-04-07
    listed $112,900 Active 718-char remark

    Show marketing remark (718 chars)

    This 2-bedroom, 1.5 bath home offers excellent potential for investors, first-time buyers, or anyone ready to add their personal touch. The property features a functional layout, with covered areas on both sides of the home providing convenient parking and additional storage, along with bonus storage and a workshop space perfect for hobbies, projects, or extra storage needs. With a little TLC, this home can truly shine. Situated on a manageable lot with room to customize, it s an ideal option for those seeking affordability and opportunity in a growing area. Conveniently located near shopping, dining, and everyday amenities. Don t miss your chance to transform this diamond in the rough into something special!

12. 2006-07-11
    soldstatus $51,000
13. 1993-09-10
    soldstatus $9,500

ⓘ 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: $293 · $24/mo
• Projected year-2 tax: $660 · $55/mo
• Expected delta: +$367/yr (+$31/mo · 125.6%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 8 d/yr ≥100°F today · 21 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: $14,281
• − Mortgage interest: −$5,602
• − Property taxes: −$293
• − Insurance: −$500
• − Repairs & maintenance: −$1,142
• − Management: −$1,142
• − Depreciation: −$2,909
• Taxable income: $2,693
• Est. tax owed @ 24.0%: −$646
• After-tax cash flow: $3,550/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

+1031.6% since first listed

4 events — show timeline

• 2026-04-29 Price Changed $107,500 WARDEX
• 2026-04-07 Listed $112,900 WARDEX
• 2006-07-11 Sold (Public Records) $51,000 Public Records
• 1993-09-10 Sold (Public Records) $9,500 Public Records

Property tax history

+2.1%/yr

Latest (2025): $293 · +1.8% YoY. Source: county tax records.