9762 S Kingman Dr · Mohave Valley, AZ 86440

$219,900

2 bd · 2.0 ba · 956 sqft · SingleFamily public records · 5 Days on market

Built 1995 4,792 sqft lot Est $183k · 20% over

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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 +10.7/30.0
• Appreciation +10.0/10.0
• Livability +3.2/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Come check out this wonderful home in a great neighborhood! Its a 2 bedroom 2 bath with lots of closet space and a 2 car garage! Master bath has a huge walk in shower with double shower heads! Potting shelves surround the living and dining room area giving it a warm, welcoming feel. Front porch has remote controlled misters and a ceiling fan. New 30 year roof installed and A/C had a complete overhaul with all new components installed just 2 years ago! Just minutes to the river or casinos!! Call today for a private showing.

Key facts

• Tiled floors
• Non hoa community
• Spacious living room

Tags

• NON HOA COMMUNITY
• PRIVATE BACKYARD SPACE
• COVERED FRONT PATIO ENTRY
• FRESHLY PAINTED EXTERIOR
• TILED FLOORS
• SPACIOUS LIVING ROOM

Property features AI

Exterior

• Parking: Attached 2-car garage with garage door opener
• Utilities: Public water; Public sewer; 220 volt electric service; Electricity available; Natural gas available
• Home design: Single family residence; One story
• Exterior features: Privacy fencing in the backyard; Shingle roof

Interior

• Kitchen: Dishwasher; Disposal; Microwave
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Ceiling fans; Tile counters; Accessible full bathroom
• Laundry & utility: Laundry located in the garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-103 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (30.9% below list).
• Recommended offer: $152k (30.9% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.8% in Mohave Valley — 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 65/100 on livability (#83 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, health & safety C-, amenities F.
• Colorado River Union High School District (4381) (town): math 13% / reading 17% proficiency, ranked #213 of 249 in AZ (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Camp Mohave Elementary School (math 29% / reading 40%, grade F, #471 of 1,109 statewide, top 44%, 375 students, 66% FRL); Mohave Valley Junior High School (math 28% / reading 31%, grade F, #84 of 218 statewide, top 41%, 448 students, 55% FRL); River Valley High School (math 12% / reading 12%, grade F, #287 of 381 statewide, top 76%, 545 students, 50% FRL).
• Market conditions: 223 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 $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Mohave County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y ago; this cycle's ask is 19% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $130k; list at $220k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,870 (30.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.69% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.01%
• DSCR: 0.91
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $182,596
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9762 S Kingman Dr	0.00mi	2/2.0	956 (0%)	1mo	$148,000	$155	99
9977 S Needles Dr	0.32mi	3/2.0 (+1)	1,099 (+15%)	17mo	$210,000	$191	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.8%
• Equity multiple: 2.84×
• Total profit: $113,089
• Equity at exit: $198,103

10-year hold

• IRR: 20.4%
• Equity multiple: 6.49×
• Total profit: $337,970
• Equity at exit: $427,217

Cash invested: $61,572 (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 86440

• Home prices YoY: 4.2%
• Active inventory: 223
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,519 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$58 /mo · $696/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $-103

Break-even live

Break-even rent $1,649

Max offer price $201,693

Occupancy floor —

Sensitivity live

Price	-10% $21	-5% $-41	+0% $-103	+5% $-165	+10% $-228
Rent	-10% $-223	-5% $-163	+0% $-103	+5% $-43	+10% $17
Rate	-1.0pp $8	-0.5pp $-47	base $-103	+0.5pp $-160	+1.0pp $-218

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-17
   status $219,900 Pending 5 DOM
2. 2026-06-17
   days on market $219,900 Active 5 DOM
3. 2026-06-16
   days on market $219,900 Active 4 DOM
4. 2026-06-15
   days on market $219,900 Active 3 DOM
5. 2026-06-13
   remarks 679-char remark
6. 2026-06-13
   pricestatusdays on marketlisting id $219,900 Active 1 DOM
7. 2026-05-08
   status Pending
8. 2026-05-05
   price $195,000
9. 2026-04-23
   price $198,000
10. 2026-03-14
    price $199,000
11. 2026-02-19
    status Active
12. 2026-02-18
    price $199,900
13. 2026-02-06
    listed $185,000
14. 2021-02-16
    soldstatus $130,000 528-char remark

    Show marketing remark (528 chars)

    Come check out this wonderful home in a great neighborhood! Its a 2 bedroom 2 bath with lots of closet space and a 2 car garage! Master bath has a huge walk in shower with double shower heads! Potting shelves surround the living and dining room area giving it a warm, welcoming feel. Front porch has remote controlled misters and a ceiling fan. New 30 year roof installed and A/C had a complete overhaul with all new components installed just 2 years ago! Just minutes to the river or casinos!! Call today for a private showing.

15. 2021-02-16
    soldstatus $130,000

    Show marketing remark (528 chars)

    Come check out this wonderful home in a great neighborhood! Its a 2 bedroom 2 bath with lots of closet space and a 2 car garage! Master bath has a huge walk in shower with double shower heads! Potting shelves surround the living and dining room area giving it a warm, welcoming feel. Front porch has remote controlled misters and a ceiling fan. New 30 year roof installed and A/C had a complete overhaul with all new components installed just 2 years ago! Just minutes to the river or casinos!! Call today for a private showing.

16. 2020-12-14
    listed $139,900 528-char remark

    Show marketing remark (528 chars)

    Come check out this wonderful home in a great neighborhood! Its a 2 bedroom 2 bath with lots of closet space and a 2 car garage! Master bath has a huge walk in shower with double shower heads! Potting shelves surround the living and dining room area giving it a warm, welcoming feel. Front porch has remote controlled misters and a ceiling fan. New 30 year roof installed and A/C had a complete overhaul with all new components installed just 2 years ago! Just minutes to the river or casinos!! Call today for a private showing.

17. 2016-05-17
    soldstatus $73,400 475-char remark

    Show marketing remark (475 chars)

    Great 2 bedroom house. freshly painted, cleaned and ready to move in. AC about 1 year old, Washer, Dryer, Refrigerator, Stove, R/O system. 2 shower heads in master shower, which is all tiled and walk-in. NO HOA, Close to Colorado River, Casino's Needles. Open floor plan, Wood fenced back yard. Master has sliding glass door to back yard. Pot Shelves. Water heater is less than 1 year old. Dryer is less than 2 years old. Master has closet organizer. NO carpet in this house!

18. 2016-05-17
    soldstatus $73,400

    Show marketing remark (475 chars)

    Great 2 bedroom house. freshly painted, cleaned and ready to move in. AC about 1 year old, Washer, Dryer, Refrigerator, Stove, R/O system. 2 shower heads in master shower, which is all tiled and walk-in. NO HOA, Close to Colorado River, Casino's Needles. Open floor plan, Wood fenced back yard. Master has sliding glass door to back yard. Pot Shelves. Water heater is less than 1 year old. Dryer is less than 2 years old. Master has closet organizer. NO carpet in this house!

19. 2015-08-26
    listed $74,900 475-char remark

    Show marketing remark (475 chars)

    Great 2 bedroom house. freshly painted, cleaned and ready to move in. AC about 1 year old, Washer, Dryer, Refrigerator, Stove, R/O system. 2 shower heads in master shower, which is all tiled and walk-in. NO HOA, Close to Colorado River, Casino's Needles. Open floor plan, Wood fenced back yard. Master has sliding glass door to back yard. Pot Shelves. Water heater is less than 1 year old. Dryer is less than 2 years old. Master has closet organizer. NO carpet in this house!

20. 2003-10-27
    soldstatus $73,000
21. 2001-04-20
    soldstatus $70,000
22. 1995-06-30
    soldstatus $14,000

ⓘ 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: $696 · $58/mo
• Projected year-2 tax: $1,451 · $121/mo
• Expected delta: +$755/yr (+$63/mo · 108.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 21% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥117°F today · 16 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: $18,224
• − Mortgage interest: −$12,318
• − Property taxes: −$696
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,458
• − Management: −$1,458
• − Depreciation: −$6,397
• Taxable loss: −$5,202
• Est. tax savings @ 24.0%: +$1,249
• After-tax cash flow: $12/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: Colorado River Union High School District (4381)
• NCES district ID: 0400082
• Math proficiency: 13% ▼ -17.00%
• Reading proficiency: 17% ▼ -18.00%
• Median HH income: $39,132
• Composite: 12.72/100
• National rank: #9603
• State rank: #213 of 249 in AZ

Livability — Mohave Valley

• Score: 65/100
• State rank: #83
• US rank: #13041

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mohave Valley, AZ
• Population (ZIP): 8,403

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 20% Two or more races 11% Native American 4%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 3% Iranian 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▲ 13.05%
• Current HPI: 322.7772
• 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

+1292.9% since first listed

16 events — show timeline

• 2026-05-08 Pending — WARDEX
• 2026-05-05 Price Changed $195,000 WARDEX
• 2026-04-23 Price Changed $198,000 WARDEX
• 2026-03-14 Price Changed $199,000 WARDEX
• 2026-02-19 Relisted — WARDEX
• 2026-02-18 Price Changed $199,900 WARDEX
• 2026-02-06 Listed $185,000 WARDEX
• 2021-02-16 Sold (Public Records) $130,000 Public Records
• 2021-02-16 Sold (MLS) $130,000 WARDEX
• 2020-12-14 Listed $139,900 WARDEX
• 2016-05-17 Sold (Public Records) $73,400 Public Records
• 2016-05-17 Sold (MLS) $73,400 WARDEX
• 2015-08-26 Listed $74,900 WARDEX
• 2003-10-27 Sold (Public Records) $73,000 Public Records
• 2001-04-20 Sold (Public Records) $70,000 Public Records
• 1995-06-30 Sold (Public Records) $14,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $696 · +15.4% YoY. Source: county tax records.