9380 N Concho Dr · Valle Vista, AZ 86401

$229,990

3 bd · 2.0 ba · 1,619 sqft · Land · 44 Days on market

Built 2026 0.27 ac lot $20/mo HOA · 1% of rent

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.2/30.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.8/10.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 Bedrooms | 2 Bathrooms | 2-Bay | 1,619 Sq. Ft.

Key facts

• 0.27 acre lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Lot dimensions approximately 111 x 91 (0.27 acres)
• HOA & community: Homeowners association with annual fee of $238 (about $19.83/month); Community features: Golf

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Septic sewer; Electricity available
• Home design: Single-family residence; Residential property type; Built by Century Complete
• Construction: Stucco and frame construction
• Exterior features: Tile roof; No fencing; Paved road access; Located in R1 single-family residential zone; New construction

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Granite counters; Pantry; Walk-in closet(s)
• Laundry & utility: Indoor laundry

🏗️ New construction. The $229,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $291,552.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $230k.

Deal economics

• At list price, monthly cash flow is $-661 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (14.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (24.4% below list).
• Recommended offer: $174k (24.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#69 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: health & safety C-, schools D-, 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: Rents soft (-0.3%/yr); 960 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• This rent runs 32% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 44 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $18k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $230k implies a 1543% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $173,870 (24.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.60% ✗
• Cap rate: 3.57%
• Cash-on-cash: -9.72%
• DSCR: 0.57
• GRM: 14.0

CMA / ARV

• ARV (median comp): $291,552
• List price: $229,990
• Delta: -19.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -37.1%
• Equity multiple: -0.16×
• Total profit: $-94,418
• Equity at exit: $43,471

10-year hold

• IRR: -76.3%
• Equity multiple: -0.91×
• Total profit: $-155,985
• Equity at exit: $25,208

Cash invested: $81,634 (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: 960
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,739 medium
• Mortgage (P&I): −$1,529
• Tax est. 1.5%: −$364 /mo · $4,373/yr
• Insurance: −$121
• HOA: −$20
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-661

Break-even live

Break-even rent $2,576

Max offer price $195,864

Occupancy floor —

Sensitivity live

Price	-10% $-460	-5% $-561	+0% $-661	+5% $-762	+10% $-863
Rent	-10% $-799	-5% $-730	+0% $-661	+5% $-593	+10% $-524
Rate	-1.0pp $-514	-0.5pp $-587	base $-661	+0.5pp $-737	+1.0pp $-814

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: $72,888
• Closing costs: $8,747
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7143 E Alvarado Dr Kingman, AZ	3.0	2.0	1518	$2,150	$1.42	14d	1	0.53mi

HOA detail

• Monthly dues: $20 · $240/yr

Listing history 26 events

1. 2026-06-18
   price $229,990 Active 44 DOM
2. 2026-06-18
   days on market $234,990 Active 44 DOM
3. 2026-06-17
   days on market $234,990 Active 43 DOM
4. 2026-06-16
   days on market $234,990 Active 42 DOM
5. 2026-06-15
   days on market $234,990 Active 41 DOM
6. 2026-06-14
   days on market $234,990 Active 39 DOM
7. 2026-06-13
   pricedays on market $234,990 Active 38 DOM
8. 2026-06-10
   days on market $229,123 Active 36 DOM
9. 2026-06-09
   days on market $229,123 Active 35 DOM
10. 2026-06-09
    price $229,123 Active 34 DOM
11. 2026-06-08
    days on market $236,990 Active 34 DOM

    Show marketing remark (48 chars)

    3 Bedrooms | 2 Bathrooms | 2-Bay | 1,619 Sq. Ft.

12. 2026-06-07
    days on market $236,990 Active 33 DOM
13. 2026-06-05
    days on market $236,990 Active 30 DOM
14. 2026-06-03
    days on market $236,990 Active 29 DOM
15. 2026-06-02
    pricedays on market $236,990 Active 28 DOM

    Show marketing remark (48 chars)

    3 Bedrooms | 2 Bathrooms | 2-Bay | 1,619 Sq. Ft.

16. 2026-06-01
    days on market $244,990 Active 27 DOM
17. 2026-05-31
    days on market $244,990 Active 26 DOM
18. 2026-05-30
    days on market $244,990 Active 25 DOM
19. 2026-05-18
    price $244,990 706-char remark
20. 2026-05-08
    listed $247,990 Active 48-char remark

    Show marketing remark (48 chars)

    3 Bedrooms | 2 Bathrooms | 2-Bay | 1,619 Sq. Ft.

21. 2026-05-05
    listed $247,990 Active 706-char remark
22. 2026-01-20
    soldstatus $14,000
23. 2026-01-14
    soldstatus $14,000 Closed

    Show marketing remark (67 chars)

    Great lot ready to build, water, elc, at property. Owner may carry.

24. 2025-11-25
    status Pending

    Show marketing remark (67 chars)

    Great lot ready to build, water, elc, at property. Owner may carry.

25. 2025-08-14
    listed $22,000 Active

    Show marketing remark (67 chars)

    Great lot ready to build, water, elc, at property. Owner may carry.

26. 2004-08-18
    soldstatus $19,500

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 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: $20,864
• − Mortgage interest: −$16,331
• − Property taxes: −$4,373
• − Insurance: −$1,458
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − HOA: −$240
• − Depreciation: −$8,481
• Taxable loss: −$13,358
• Est. tax savings @ 24.0%: +$3,206
• After-tax cash flow: $-4,729/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 — Valle Vista

• Score: 67/100
• State rank: #69
• US rank: #11165

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Valle Vista, AZ
• County: Mohave County · 181,906 people
• 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

+1105.1% since first listed

15 events — show timeline

• 2026-06-11 Price Changed $234,990 Zillow
• 2026-06-10 Price Changed $234,990 WARDEX
• 2026-06-08 Price Changed $229,123 Zillow
• 2026-06-08 Price Changed $229,123 WARDEX
• 2026-06-02 Price Changed $236,990 Zillow
• 2026-06-01 Price Changed $236,990 WARDEX
• 2026-05-19 Price Changed $244,990 Zillow
• 2026-05-18 Price Changed $244,990 WARDEX
• 2026-05-08 Listed $247,990 Zillow
• 2026-05-05 Listed $247,990 WARDEX
• 2026-01-20 Sold (Public Records) $14,000 Public Records
• 2026-01-14 Sold (MLS) $14,000 PAARMLS as Distributed by MLS Grid
• 2025-11-25 Pending — PAARMLS as Distributed by MLS Grid
• 2025-08-14 Listed $22,000 PAARMLS as Distributed by MLS Grid
• 2004-08-18 Sold (Public Records) $19,500 Public Records

Property tax history

+3.5%/yr

Latest (2025): $56 · +1.8% YoY. Source: county tax records.