1322 Fairgrounds Blvd · Kingman, AZ 86401

$189,900

3 bd · 2.0 ba · 1,089 sqft · SingleFamily public records · 16 Days on market

Built 1983 6,098 sqft lot Est $213k · 11% under

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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 +15.8/30.0
• ARV discount +12.5/15.0
• DSCR +4.9/10.0
• Livability +4.0/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity in the desirable Golden Gate Addition! This 3 bedroom, 2 bathroom home offers a central location, mountain views, tile flooring throughout, covered patio, oversized driveway, attached 2-car garage, and block fenced backyard with mature trees. Spacious layout with great potential to make it your own. Conveniently located near shopping, schools, and Route 66. Property being sold as-is.

Key facts

• Covered patio
• Tile flooring
• Oversized driveway

Tags

• MOUNTAIN VIEWS
• TILE FLOORING
• COVERED PATIO
• OVERSIZED DRIVEWAY
• BLOCK FENCED BACKYARD
• MATURE TREES

Property features AI

Finance

• Other: Lot roughly 0.14 acres (dimensions approx. 155 x 118 x 110); Zoning: K- R1-6 Res (Single Family, 6000 sqft); Subdivision: Golden Gate Addition

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-family residence; Residential property
• Construction: Shingle roof
• Exterior features: Block and chain link fencing; Paved road access

Interior

• Kitchen: Refrigerator included
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (natural gas); Central electric cooling
• Interior features: Washer and dryer included; Refrigerator included; Water heater
• Laundry & utility: Washer and dryer; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $88 ($1k/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 $152k (19.8% below list).
• Recommended offer: $152k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.5% 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-, 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.
• Zoned schools: Desert Willow Elementary School (math 27% / reading 32%, grade F, #548 of 1,109 statewide, top 51%, 467 students, 75% 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).
• Market conditions: Rents soft (-0.3%/yr); 969 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $6k 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 16 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; list at $190k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $152,238 (19.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.80% ✗
• Cap rate: 6.85%
• Cash-on-cash: 2.00%
• DSCR: 1.09
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $213,444
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1935 Lucille Ave	0.29mi	3/2.0	1,146 (+5%)	3mo	$199,000	$174	76
2524 Chambers Ave	0.55mi	3/2.0	1,066 (-2%)	1mo	$220,000	$206	70
1844 Golden Gate Ave	0.55mi	3/2.0	1,125 (+3%)	0mo	$220,000	$196	68
1965 Motor Ave	0.58mi	2/2.0 (-1)	1,084 (-0%)	0mo	$199,000	$184	67
2617 Wickieup Ave	0.66mi	3/2.0	1,109 (+2%)	2mo	$195,000	$176	65
2640 Chambers Ave	0.71mi	3/2.0	1,077 (-1%)	3mo	$210,000	$195	62
1953 Club Ave	0.50mi	3/2.0	1,199 (+10%)	2mo	$254,900	$213	58
1927 Lucille Ave	0.30mi	2/2.0 (-1)	1,236 (+14%)	0mo	$225,000	$182	58
1951 Motor Ave	0.59mi	2/2.0 (-1)	1,027 (-6%)	2mo	$210,000	$204	56
2601 Chambers Ave	0.62mi	3/2.0	1,175 (+8%)	2mo	$246,200	$210	56
1741 Lucille Ave	0.61mi	3/2.0	1,187 (+9%)	2mo	$253,900	$214	55
1943 Hope Ave	0.64mi	3/1.0	1,004 (-8%)	3mo	$190,000	$189	51

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.44×
• Total profit: $-29,701
• Equity at exit: $28,315

10-year hold

• IRR: -13.2%
• Equity multiple: 0.32×
• Total profit: $-36,256
• Equity at exit: $16,419

Cash invested: $53,172 (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 86401

• Home prices YoY: -33.8%
• Rents YoY: -0.3%
• Active inventory: 969
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,522 high
• Mortgage (P&I): −$996
• Tax from tax record: −$39 /mo · $471/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $88

Break-even live

Break-even rent $1,410

Max offer price $189,900

Occupancy floor 89%

Sensitivity live

Price	-10% $196	-5% $142	+0% $88	+5% $35	+10% $-19
Rent	-10% $-32	-5% $28	+0% $88	+5% $149	+10% $209
Rate	-1.0pp $184	-0.5pp $137	base $88	+0.5pp $39	+1.0pp $-11

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2021 Chambers Ave Kingman, AZ	3.0	2.0	1454	$1,500	$1.03	45d	1	0.08mi
2201 Davis Ave Kingman, AZ	3.0	1.0	1164	$1,228	$1.05	45d	1	0.53mi
2545 Kemp Ave Kingman, AZ	3.0	2.0	1481	$1,750	$1.18	45d	1	0.70mi
2807 Louise Ave Kingman, AZ	3.0	2.0	1140	$1,275	$1.12	15d	1	0.89mi
2820 Wikieup Ave Kingman, AZ	3.0	2.0	1196	$1,325	$1.11	45d	1	0.92mi
1212 E Andy Devine Ave Kingman, AZ	1.0–2.0	1.0–2.0	533	$1,334	$2.50	15d	11	1.02mi
1495 Franklin Dr Kingman, AZ	3.0	2.0	1422	$1,650	$1.16	15d	1	1.07mi
1495 Franklin Dr Kingman, AZ	3.0	2.0	1422	$1,650	$1.16	45d	1	1.07mi
915 E Berk Ave Kingman, AZ	3.0	2.0	1175	$1,495	$1.27	45d	1	1.41mi
3050 Hualapai Mountain Rd Kingman, AZ	2.0–3.0	1.0–2.0	873	$1,550	$1.78	15d	17	1.42mi
3097 Cherri Cir Kingman, AZ	3.0	2.0	1446	$1,498	$1.04	45d	1	1.42mi
2469 Armour Ave Apt 2 Kingman, AZ	2.0	2.0	830	$1,224	$1.47	23d	1	1.45mi

Listing history 13 events

1. 2026-06-21
   days on market $189,900 Active 16 DOM
2. 2026-06-18
   days on market $189,900 Active 13 DOM
3. 2026-06-17
   days on market $189,900 Active 12 DOM
4. 2026-06-16
   price $189,900 Active 11 DOM
5. 2026-06-16
   days on market $199,900 Active 11 DOM
6. 2026-06-15
   days on market $199,900 Active 10 DOM
7. 2026-06-14
   days on market $199,900 Active 8 DOM
8. 2026-06-13
   days on market $199,900 Active 7 DOM
9. 2026-06-10
   days on market $199,900 Active 5 DOM
10. 2026-06-09
    days on market $199,900 Active 4 DOM
11. 2026-06-08
    days on market $199,900 Active 3 DOM
12. 2026-06-07
    remarks 398-char remark
13. 2026-06-07
    listed $199,900 Active 2 DOM

ⓘ 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: $471 · $39/mo
• Projected year-2 tax: $1,253 · $104/mo
• Expected delta: +$782/yr (+$65/mo · 165.8%)

ⓘ 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 7 d/yr ≥100°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: $18,269
• − Mortgage interest: −$10,637
• − Property taxes: −$471
• − Insurance: −$950
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − Depreciation: −$5,524
• Taxable loss: −$2,237
• Est. tax savings @ 24.0%: +$537
• After-tax cash flow: $1,598/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): 30,124
• Household income: $66,129
• Rent vs Own: 27.3% rent · 72.7% own
• Severe rent burden: 985.0

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% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Lithuanian 4% Slovak 2% Portuguese 2%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Asian/Pacific 1% Other Indo-European 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: ▼ -128.30%
• Current HPI: 251.8208
• Rent YoY: ▼ -0.28%
• 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

+364.9% since first listed

5 events — show timeline

• 2026-06-05 Listed $199,900 WARDEX
• 2021-08-30 Listed $180,000 WARDEX
• 2005-07-11 Sold (Public Records) $120,000 Public Records
• 2001-04-10 Sold (Public Records) $50,000 Public Records
• 1987-01-14 Sold (Public Records) $43,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $471 · -0.2% YoY. Source: county tax records.