4380 N Pinal St · New Kingman-Butler, AZ 86409

$150,000

3 bd · 2.0 ba · 784 sqft · Land public records · 4 Days on market

Built 1979 0.53 ac lot $191/sqft · 285% 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 +14.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

- Fenced property on half acre - Large RV parking - Detached garage - Shade trees - Circle driveway - Newer HVAC and power pole - Large porches and common areas - Owner/Agent -

Key facts

• Mature landscaping
• Newer hvac
• Circle driveway

Tags

• FENCED HALF ACRE PROPERTY
• DETACHED 2 CAR GARAGE
• PLENTY OF ROOM FOR RV PARKING
• CIRCLE DRIVEWAY
• MATURE LANDSCAPING
• NEWER HVAC

Property features AI

Finance

• Other: Zoned for manufactured homes (K-RMH Res); Paved road access; Lot dimensions approximately 50' x 120'

Exterior

• Parking: Detached 2-car garage; Drive-through parking; RV access/parking
• Utilities: Public water; Septic tank sewer; Electricity available; Natural gas available
• Home design: Manufactured home (double wide); Residential property; Fixer condition; Entry configured with breakfast bar and casual dining
• Construction: Shingle roof
• Exterior features: Covered patio/porch; Deck; Patio; Block fencing around front and back yard; Shed(s)

Interior

• Kitchen: Breakfast bar; Laminate counters; Pantry; Refrigerator; Water heater
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Breakfast bar; Laminate counters; Pantry; Wood-burning fireplace
• Laundry & utility: Inside laundry with electric and gas dryer hookups; Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $150k.

Deal economics

• At list price, monthly cash flow is $34 ($405/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 $135k (9.7% below list).
• Recommended offer: $135k (9.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 D — 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• This rent runs 32% 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 $1k of loan paydown is wiped out by about $4k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,494 (9.7% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.90% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (median comp): $75,000
• List price: $150,000
• Delta: 100.00%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -17.8%
• Equity multiple: 0.39×
• Total profit: $-25,680
• Equity at exit: $22,365

10-year hold

• IRR: -16.1%
• Equity multiple: 0.21×
• Total profit: $-33,299
• Equity at exit: $12,969

Cash invested: $42,000 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,355 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $34

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 93%

Sensitivity live

Price	-10% $137	-5% $86	+0% $34	+5% $-18	+10% $-70
Rent	-10% $-73	-5% $-20	+0% $34	+5% $87	+10% $141
Rate	-1.0pp $109	-0.5pp $72	base $34	+0.5pp $-5	+1.0pp $-45

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2915 E Thompson Ave Kingman, AZ	2.0	2.0	792	$1,150	$1.45	45d	1	0.72mi
3849 N Roosevelt St Kingman, AZ	2.0	1.0	856	$950	$1.11	22d	1	1.11mi
3736 N Roosevelt St Kingman, AZ	3.0	2.0	1093	$1,425	$1.30	45d	1	1.32mi

Listing history 9 events

1. 2026-05-15
   status Pending 376-char remark
2. 2026-05-11
   listed $150,000 Active 376-char remark
3. 2026-03-20
   soldstatus $130,000 Closed 176-char remark

   Show marketing remark (176 chars)

   - Fenced property on half acre - Large RV parking - Detached garage - Shade trees - Circle driveway - Newer HVAC and power pole - Large porches and common areas - Owner/Agent -

4. 2026-03-20
   soldstatus $130,000

   Show marketing remark (176 chars)

   - Fenced property on half acre - Large RV parking - Detached garage - Shade trees - Circle driveway - Newer HVAC and power pole - Large porches and common areas - Owner/Agent -

5. 2026-02-26
   status Pending 176-char remark

   Show marketing remark (176 chars)

   - Fenced property on half acre - Large RV parking - Detached garage - Shade trees - Circle driveway - Newer HVAC and power pole - Large porches and common areas - Owner/Agent -

6. 2026-02-22
   listed $149,000 Active 176-char remark

   Show marketing remark (176 chars)

   - Fenced property on half acre - Large RV parking - Detached garage - Shade trees - Circle driveway - Newer HVAC and power pole - Large porches and common areas - Owner/Agent -

7. 2025-12-01
   soldstatus $80,000
8. 1999-05-27
   soldstatus $45,000
9. 1998-03-03
   soldstatus $47,900

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 19 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: $16,259
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$4,364
• Taxable loss: −$2,108
• Est. tax savings @ 24.0%: +$506
• After-tax cash flow: $911/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

• 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

+202.7% since first listed

11 events — show timeline

• 2026-05-27 Sold (Public Records) $145,000 Public Records
• 2026-05-27 Sold (MLS) $145,000 WARDEX
• 2026-05-15 Pending — WARDEX
• 2026-05-11 Listed $150,000 WARDEX
• 2026-03-20 Sold (Public Records) $130,000 Public Records
• 2026-03-20 Sold (MLS) $130,000 WARDEX
• 2026-02-26 Pending — WARDEX
• 2026-02-22 Listed $149,000 WARDEX
• 2025-12-01 Sold (Public Records) $80,000 Public Records
• 1999-05-27 Sold (Public Records) $45,000 Public Records
• 1998-03-03 Sold (Public Records) $47,900 Public Records

Property tax history

-26.9%/yr

Latest (2025): $17 · -21.7% YoY. Source: county tax records.