14852 N Edgemont Rd · Dolan Springs, AZ 86441

$99,000

1 bd · 1.0 ba · 800 sqft · SingleFamily public records · 466 Days on market

Built 1984 2.50 ac lot $124/sqft · 86% above area

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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 +15.9/30.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• DSCR +4.9/10.0
• 1% rule +3.2/10.0
• 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 14852 N Edgemont Rd located in Dolan Springs, Arizona! This fixer-upper property presents an incredible investment opportunity in a desirable location. Nestled on a sprawling 2.5-acre lot, this property offers flat, developed and usable land ideal for prime development. Whether you envision a horse property, a farm, a large workshop, total homestead or an entertainment retreat, the possibilities are endless! Built in 1984, this cozy single-family home showcases 800 square feet, offering plenty of potential for renovation and customization. Upon arrival, you'll find ample space for equipment/recreational vehicles, a RV set up, full fencing, an above-ground water tank, mature trees and breathtaking panoramic mountain views. Recent upgrades include, a newly installed 1,000-gallon septic system designed for a 3-bedroom, 21-fixture unit, incomplete addition and a 200-amp subpanel. Located just 4 miles off US Highway 93, this property offers the perfect balance of privacy yet convenience. Situated just 3 miles from the town of Dolan Springs, you'll have easy access to essential amenities including, restaurants, postal services, shopping and more. Enjoy the best of all worlds with Las Vegas just 60+ miles away and Kingman/Bullhead City only 30+ miles away. For outdoor enthusiasts, the Grand Canyon West Rim and Lake Mead South Cove are just 45+ miles away offering endless opportunities for adventure and exploration! Reach out to a Realtor to schedule your private showing! * * * Seller and Listing Agent are related * * *

Key facts

• Total homestead
• Horse property
• Large workshop

Tags

• SPRAWLING 2.5-ACRE LOT
• FLAT DEVELOPED USABLE LAND
• HORSE PROPERTY
• LARGE WORKSHOP
• TOTAL HOMESTEAD
• ENTERTAINMENT RETREAT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $48 ($573/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $81k (17.8% below list).
• Recommended offer: $81k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.2% in Dolan Springs — 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 59/100 on livability (#188 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D, schools F, amenities 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.
• Market conditions: 300 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 $5k of equity ($684 loan paydown + $5k appreciation (4.6% 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 (4.6% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 466 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $31k; list at $99k implies a 224% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $81,418 (17.8% below list)

Questions for the listing agent

1. It's been on market 466 days. Have you received any prior offers? Is the seller open to a 18% 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. 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?
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: 0.82% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.07%
• DSCR: 1.09
• GRM: 10.1

CMA / ARV

• ARV (median comp): $53,227
• List price: $99,000
• Delta: 86.00%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

4.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.5%
• Equity multiple: 1.84×
• Total profit: $23,347
• Equity at exit: $53,477

10-year hold

• IRR: 14.5%
• Equity multiple: 3.49×
• Total profit: $69,117
• Equity at exit: $90,193

Cash invested: $27,720 (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 86441

• Home prices YoY: 1.8%
• Active inventory: 300
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $814 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$35 /mo · $421/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $48

Break-even live

Break-even rent $754

Max offer price $99,000

Occupancy floor 89%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $99,000 Active 466 DOM
2. 2026-06-17
   days on market $99,000 Active 465 DOM
3. 2026-06-16
   days on market $99,000 Active 464 DOM
4. 2026-06-15
   days on market $99,000 Active 463 DOM
5. 2026-06-14
   days on market $99,000 Active 461 DOM
6. 2026-06-13
   days on market $99,000 Active 460 DOM
7. 2026-06-10
   days on market $99,000 Active 458 DOM
8. 2026-06-09
   days on market $99,000 Active 457 DOM
9. 2026-06-08
   days on market $99,000 Active 456 DOM
10. 2026-06-07
    days on market $99,000 Active 455 DOM
11. 2026-06-05
    days on market $99,000 Active 452 DOM
12. 2026-06-03
    days on market $99,000 Active 451 DOM
13. 2026-06-02
    days on market $99,000 Active 450 DOM
14. 2026-06-01
    days on market $99,000 Active 449 DOM
15. 2026-05-31
    days on market $99,000 Active 448 DOM
16. 2026-05-30
    days on market $99,000 Active 447 DOM
17. 2025-03-09
    listed $99,000 Active 1553-char remark

    Show marketing remark (1553 chars)

    Welcome to 14852 N Edgemont Rd located in Dolan Springs, Arizona! This fixer-upper property presents an incredible investment opportunity in a desirable location. Nestled on a sprawling 2.5-acre lot, this property offers flat, developed and usable land ideal for prime development. Whether you envision a horse property, a farm, a large workshop, total homestead or an entertainment retreat, the possibilities are endless! Built in 1984, this cozy single-family home showcases 800 square feet, offering plenty of potential for renovation and customization. Upon arrival, you'll find ample space for equipment/recreational vehicles, a RV set up, full fencing, an above-ground water tank, mature trees and breathtaking panoramic mountain views. Recent upgrades include, a newly installed 1,000-gallon septic system designed for a 3-bedroom, 21-fixture unit, incomplete addition and a 200-amp subpanel. Located just 4 miles off US Highway 93, this property offers the perfect balance of privacy yet convenience. Situated just 3 miles from the town of Dolan Springs, you'll have easy access to essential amenities including, restaurants, postal services, shopping and more. Enjoy the best of all worlds with Las Vegas just 60+ miles away and Kingman/Bullhead City only 30+ miles away. For outdoor enthusiasts, the Grand Canyon West Rim and Lake Mead South Cove are just 45+ miles away offering endless opportunities for adventure and exploration! Reach out to a Realtor to schedule your private showing! * * * Seller and Listing Agent are related * * *

18. 2019-12-06
    soldstatus $30,600 1100-char remark

    Show marketing remark (1100 chars)

    POSSIBILITIES ARE ENDLESS. 2.5 ACRES OF ALL USUABLE FALT LAND FULLY FENCED. This is one of the most sought-after locations in Dolan Springs. Super easy access to Highway 93, few minutes to downtown Dolan Springs. Very relaxing peaceful setting in high desert country living. Seller selling as land value only. With some clean up and work you could really make this a forever home site. Perfect for a handyman. If you enjoy boating, fishing, swimming, camping or any outdoor fun and activities, this is a place for you. Enjoy one of the most beautiful and peaceful lakes ever. South cove and Meadview are second rate to none. These lakes attract people from all over the country for their beauty. Dolan Springs is a high desert community situated at an elevation of 3,300 feet. Dolan Springs is gateway to Grand Canyon sky walk, the world s famous tour stops. It is close to Vegas, Laughlin and Kingman. Night skies are clear and star-studded. It is an excellent choice for relocation or weekend getaway from crowded city living. Come grab a piece of our beautiful desert and Joshua tree forest areas.

19. 2019-11-11
    listed $29,900 1100-char remark

    Show marketing remark (1100 chars)

    POSSIBILITIES ARE ENDLESS. 2.5 ACRES OF ALL USUABLE FALT LAND FULLY FENCED. This is one of the most sought-after locations in Dolan Springs. Super easy access to Highway 93, few minutes to downtown Dolan Springs. Very relaxing peaceful setting in high desert country living. Seller selling as land value only. With some clean up and work you could really make this a forever home site. Perfect for a handyman. If you enjoy boating, fishing, swimming, camping or any outdoor fun and activities, this is a place for you. Enjoy one of the most beautiful and peaceful lakes ever. South cove and Meadview are second rate to none. These lakes attract people from all over the country for their beauty. Dolan Springs is a high desert community situated at an elevation of 3,300 feet. Dolan Springs is gateway to Grand Canyon sky walk, the world s famous tour stops. It is close to Vegas, Laughlin and Kingman. Night skies are clear and star-studded. It is an excellent choice for relocation or weekend getaway from crowded city living. Come grab a piece of our beautiful desert and Joshua tree forest areas.

ⓘ 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: $421 · $35/mo
• Projected year-2 tax: $653 · $54/mo
• Expected delta: +$233/yr (+$19/mo · 55.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°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: $9,770
• − Mortgage interest: −$5,546
• − Property taxes: −$421
• − Insurance: −$495
• − Repairs & maintenance: −$782
• − Management: −$782
• − Depreciation: −$2,880
• Taxable loss: −$1,134
• Est. tax savings @ 24.0%: +$272
• After-tax cash flow: $845/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 — Dolan Springs

• Score: 59/100
• State rank: #188
• US rank: #19651

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dolan Springs, AZ
• City population: 1,491
• Population (ZIP): 1,491

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 10% Two or more races 9% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 3% Slovak 3% Italian 2%
• Foreign-born: 11% · Canada, Jamaica, China
• Languages at home: 92% English-only · Spanish 6% German/W. Germanic 1%

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: ▲ 4.56%
• Current HPI: 253.0329
• 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

+231.1% since first listed

3 events — show timeline

• 2025-03-09 Listed $99,000 WARDEX
• 2019-12-06 Sold (MLS) $30,600 WARDEX
• 2019-11-11 Listed $29,900 WARDEX

Property tax history

-2.3%/yr

Latest (2025): $421 · +1.8% YoY. Source: county tax records.