4764 Steinke Dr · Kingman, AZ 86409

$265,000

4 bd · 2.0 ba · 1,696 sqft · SingleFamily public records · 59 Days on market

Built 1990 0.55 ac lot $156/sqft · 22% below area Est $342k · 22% 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).

• ARV discount +15.0/15.0
• Cash flow +9.8/30.0
• Livability +4.0/5.0
• DSCR +2.8/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced to sell and ready for its next owner, this spacious 4-bedroom, 2-bath home offers 1,696 sq ft of living space on a generous half- acre lot in a quiet Kingman neighborhood. With great bones and beautiful mountain views, the property provides a solid foundation for someone looking to make it their own and personalize the space to their taste. Recent updates include, fresh paint throughout, new french doors, and a freshly landscaped front & backyard. The large lot offers plenty of room for outdoor enjoyment, parking, or future possibilities. This home presents a wonderful opportunity in a growing area, don't miss your opportunity to call it your own.

Key facts

• Large lot
• Outdoor enjoyment
• Mountain views

Tags

• MOUNTAIN VIEWS
• LARGE LOT
• OUTDOOR ENJOYMENT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-168 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (32.1% below list).
• Recommended offer: $180k (32.1% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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; 647 active listings in the ZIP; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• This rent runs 42% of the median local income ($51k/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 $8k 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 59 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $119k; list at $265k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 9→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,827 (32.1% 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 59 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
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. 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: 0.68% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.72%
• DSCR: 0.88
• GRM: 12.3

CMA / ARV

• ARV (median comp): $341,836
• List price: $265,000
• Delta: -22.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4748 Christy Dr Dr	0.13mi	3/2.0 (-1)	1,792 (+6%)	6mo	$343,000	$191	75
4812 Christy Dr	0.19mi	3/2.0 (-1)	1,830 (+8%)	2mo	$352,000	$192	72
1405 E Devlin Ave	0.44mi	3/2.0 (-1)	1,717 (+1%)	3mo	$209,000	$122	70
4857 Steinke Dr	0.21mi	3/2.0 (-1)	1,580 (-7%)	7mo	$340,000	$215	68
1064 Selma Dr	0.31mi	3/2.0 (-1)	1,734 (+2%)	10mo	$340,000	$196	68
4813 Scotty Dr	0.10mi	3/2.0 (-1)	1,864 (+10%)	7mo	$380,000	$204	68
4840 Scotty Dr	0.16mi	3/2.0 (-1)	1,789 (+6%)	12mo	$395,000	$221	68
4884 Christy Dr	0.33mi	3/2.0 (-1)	1,606 (-5%)	12mo	$335,000	$209	61
4949 Christy Dr	0.49mi	3/2.0 (-1)	1,779 (+5%)	7mo	$345,000	$194	58
4797 N College Dr	0.62mi	3/2.0 (-1)	1,650 (-3%)	10mo	$250,000	$152	54
1010 Selma Dr	0.28mi	3/2.0 (-1)	1,507 (-11%)	17mo	$313,000	$208	49
4763 N College Cir	0.57mi	4/2.0	1,511 (-11%)	17mo	$225,000	$149	42

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 · 0.33% rent growth · sell at horizon

5-year hold

• IRR: -23.5%
• Equity multiple: 0.21×
• Total profit: $-58,479
• Equity at exit: $39,512

10-year hold

• IRR: -26.1%
• Equity multiple: -0.13×
• Total profit: $-83,513
• Equity at exit: $22,912

Cash invested: $74,200 (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: 12.3×

Monthly cashflow live

• Estimated rent: $1,798 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$89 /mo · $1,064/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-168

Break-even live

Break-even rent $2,011

Max offer price $235,294

Occupancy floor —

Sensitivity live

Price	-10% $-18	-5% $-93	+0% $-168	+5% $-243	+10% $-318
Rent	-10% $-310	-5% $-239	+0% $-168	+5% $-97	+10% $-26
Rate	-1.0pp $-35	-0.5pp $-101	base $-168	+0.5pp $-237	+1.0pp $-307

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-09
   status $265,000 Pending 59 DOM
2. 2026-06-08
   days on market $265,000 Active 59 DOM
3. 2026-06-07
   days on market $265,000 Active 58 DOM
4. 2026-06-05
   days on market $265,000 Active 55 DOM
5. 2026-06-03
   days on market $265,000 Active 54 DOM
6. 2026-06-02
   days on market $265,000 Active 53 DOM
7. 2026-06-01
   days on market $265,000 Active 52 DOM
8. 2026-05-31
   days on market $265,000 Active 51 DOM
9. 2026-05-30
   days on market $265,000 Active 50 DOM
10. 2026-04-28
    status Active 668-char remark

    Show marketing remark (668 chars)

    Priced to sell and ready for its next owner, this spacious 4-bedroom, 2-bath home offers 1,696 sq ft of living space on a generous half- acre lot in a quiet Kingman neighborhood. With great bones and beautiful mountain views, the property provides a solid foundation for someone looking to make it their own and personalize the space to their taste. Recent updates include, fresh paint throughout, new french doors, and a freshly landscaped front & backyard. The large lot offers plenty of room for outdoor enjoyment, parking, or future possibilities. This home presents a wonderful opportunity in a growing area, don't miss your opportunity to call it your own.

11. 2026-02-12
    listed $275,000 Active 668-char remark

    Show marketing remark (668 chars)

    Priced to sell and ready for its next owner, this spacious 4-bedroom, 2-bath home offers 1,696 sq ft of living space on a generous half- acre lot in a quiet Kingman neighborhood. With great bones and beautiful mountain views, the property provides a solid foundation for someone looking to make it their own and personalize the space to their taste. Recent updates include, fresh paint throughout, new french doors, and a freshly landscaped front & backyard. The large lot offers plenty of room for outdoor enjoyment, parking, or future possibilities. This home presents a wonderful opportunity in a growing area, don't miss your opportunity to call it your own.

12. 2009-07-31
    soldstatus $119,000
13. 2002-02-08
    soldstatus $116,500
14. 1999-11-01
    soldstatus $108,500
15. 1994-06-17
    soldstatus $96,000

ⓘ 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: $1,064 · $89/mo
• Projected year-2 tax: $1,749 · $146/mo
• Expected delta: +$685/yr (+$57/mo · 64.3%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 9 d/yr ≥100°F today · 23 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: $21,579
• − Mortgage interest: −$14,844
• − Property taxes: −$1,064
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,726
• − Management: −$1,726
• − Depreciation: −$7,709
• Taxable loss: −$6,816
• Est. tax savings @ 24.0%: +$1,636
• After-tax cash flow: $-382/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

+186.5% since first listed

6 events — show timeline

• 2026-04-28 Relisted — WARDEX
• 2026-02-12 Listed $275,000 WARDEX
• 2009-07-31 Sold (Public Records) $119,000 Public Records
• 2002-02-08 Sold (Public Records) $116,500 Public Records
• 1999-11-01 Sold (Public Records) $108,500 Public Records
• 1994-06-17 Sold (Public Records) $96,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,064 · -0.2% YoY. Source: county tax records.