3609 E Lum Ave · New Kingman-Butler, AZ 86409

$63,900

1 bd · 1.0 ba · 504 sqft · Land public records · 196 Days on market

Built 1971 0.26 ac lot $127/sqft · at area comps Est $61k · at est.

---

Why this score? — see what drove the C+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.4/15.0
• 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

Welcome to an exciting opportunity to create exactly what you've been looking for! This 540 sq ft 1971 mobile home sits on over a quarter-acre lot that's the star of the show. Half the property already fenced with convenient gates for easy access. While the home itself needs renovations, that's what makes this such an incredible value. Whether you're an investor looking for your next project, a handy person ready to roll up your sleeves, or someone who wants to start fresh on an amazing piece of Kingman property, this is your chance. The lot is ready for your vision, and the price reflects the work needed. Included in the sale is the 1983 Alfa 26 foot Travel Trailer.

Key facts

• Convenient gates
• Quarter acre lot
• 0.26 acre lot

Tags

• QUARTER ACRE LOT
• HALF THE PROPERTY FENCED
• CONVENIENT GATES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath land listed at $64k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($997 rent vs $64k).
• Recommended offer: $56k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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 C — 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.
• Market conditions: Rents flat; 643 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $442 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.3% rent growth), your $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($56k) 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,232 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.56% ✓
• Cap rate: 12.79%
• Cash-on-cash: 23.20%
• DSCR: 2.03
• GRM: 5.3

CMA / ARV

• ARV (median comp): $61,000
• List price: $63,900
• Delta: 4.75%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 13.2%
• Equity multiple: 1.51×
• Total profit: $9,086
• Equity at exit: $9,528

10-year hold

• IRR: 19.9%
• Equity multiple: 2.46×
• Total profit: $26,199
• Equity at exit: $5,525

Cash invested: $17,892 (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: 643
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $997 medium
• Mortgage (P&I): −$335
• Tax est. 1.5%: −$80 /mo · $958/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $346

Break-even live

Break-even rent $559

Max offer price $63,900

Occupancy floor 60%

Sensitivity live

Price	-10% $390	-5% $368	+0% $346	+5% $324	+10% $302
Rent	-10% $267	-5% $307	+0% $346	+5% $385	+10% $425
Rate	-1.0pp $378	-0.5pp $362	base $346	+0.5pp $329	+1.0pp $313

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: $15,975
• Closing costs: $1,917
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3600 E Thompson Ave Kingman, AZ	1.0	1.0	600	$800	$1.33	45d	1	0.02mi
2840 E Leroy Ave Kingman, AZ	1.0	1.0	728	$1,000	$1.37	44d	1	1.38mi

Listing history 21 events

1. 2026-06-18
   days on market $63,900 Active 196 DOM
2. 2026-06-17
   days on market $63,900 Active 195 DOM
3. 2026-06-16
   days on market $63,900 Active 194 DOM
4. 2026-06-15
   days on market $63,900 Active 193 DOM
5. 2026-06-14
   days on market $63,900 Active 191 DOM
6. 2026-06-13
   days on market $63,900 Active 190 DOM
7. 2026-06-10
   days on market $63,900 Active 188 DOM
8. 2026-06-09
   days on market $63,900 Active 187 DOM
9. 2026-06-08
   days on market $63,900 Active 186 DOM
10. 2026-06-07
    days on market $63,900 Active 185 DOM
11. 2026-06-05
    days on market $63,900 Active 182 DOM
12. 2026-06-03
    days on market $63,900 Active 181 DOM
13. 2026-06-02
    days on market $63,900 Active 180 DOM
14. 2026-06-01
    days on market $63,900 Active 179 DOM
15. 2026-05-31
    days on market $63,900 Active 178 DOM
16. 2026-05-30
    days on market $63,900 Active 177 DOM
17. 2026-03-09
    price $63,900 675-char remark

    Show marketing remark (675 chars)

    Welcome to an exciting opportunity to create exactly what you've been looking for! This 540 sq ft 1971 mobile home sits on over a quarter-acre lot that's the star of the show. Half the property already fenced with convenient gates for easy access. While the home itself needs renovations, that's what makes this such an incredible value. Whether you're an investor looking for your next project, a handy person ready to roll up your sleeves, or someone who wants to start fresh on an amazing piece of Kingman property, this is your chance. The lot is ready for your vision, and the price reflects the work needed. Included in the sale is the 1983 Alfa 26 foot Travel Trailer.

18. 2025-12-05
    listed $67,000 Active 675-char remark

    Show marketing remark (675 chars)

    Welcome to an exciting opportunity to create exactly what you've been looking for! This 540 sq ft 1971 mobile home sits on over a quarter-acre lot that's the star of the show. Half the property already fenced with convenient gates for easy access. While the home itself needs renovations, that's what makes this such an incredible value. Whether you're an investor looking for your next project, a handy person ready to roll up your sleeves, or someone who wants to start fresh on an amazing piece of Kingman property, this is your chance. The lot is ready for your vision, and the price reflects the work needed. Included in the sale is the 1983 Alfa 26 foot Travel Trailer.

19. 2025-06-25
    price $69,900
20. 2025-05-20
    price $58,900
21. 2025-04-11
    listed $63,000 Active

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 5 d/yr ≥100°F today · 12 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: $11,963
• − Mortgage interest: −$3,579
• − Property taxes: −$958
• − Insurance: −$320
• − Repairs & maintenance: −$957
• − Management: −$957
• − Depreciation: −$1,859
• Taxable income: $3,333
• Est. tax owed @ 24.0%: −$800
• After-tax cash flow: $3,352/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

• Census place: New Kingman-Butler, 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

+1.4% since first listed

5 events — show timeline

• 2026-03-09 Price Changed $63,900 WARDEX
• 2025-12-05 Listed $67,000 WARDEX
• 2025-06-25 Price Changed $69,900 WARDEX
• 2025-05-20 Price Changed $58,900 WARDEX
• 2025-04-11 Listed $63,000 WARDEX

Property tax history

+0.4%/yr

Latest (2025): $109 · +1.6% YoY. Source: county tax records.