2790 E Jagerson Ave · New Kingman-Butler, AZ 86409

$66,900

3 bd · 1.0 ba · 1,008 sqft · Land public records · 198 Days on market

Built 1977 0.32 ac lot $66/sqft · 39% below area

---

Why this score? — see what drove the B- 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 +7.5/15.0
• 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

Handyman special, ready for your tools for improvement. This can be your next winter or 2026 project! If you are looking for a fixer and a place to call your own, this may be the one. This property sits on a spacious 0.32 acre corner lot, walking distance from Kingman unified school district and down the street from the Kingman community college. The property is conveniently close to all shopping/main roads and on a corner. Home needs work but has plenty of potential with a garage and concrete pad for RV parking and driveway parking. Enclosed in the front yard with block fencing and matured trees on the property. Builders are welcomed, possible lot split for two lots! Easy paved road access and utilities available is power, gas, sewer and city water. Septic system unfunctional and underneath a structure - not able to be pumped or transferred. Sewer is available and in the street, buyer to hook up to sewer connection. This may be the property you've been waiting to invest in! Kingman is only 45 minutes to Bullhead City/Laughlin area where you can enjoy all your water activities such as swimming, boating & fishing at the Colorado River!

Key facts

• Block fencing
• Garage
• Driveway parking

Tags

• CORNER LOT
• CONVENIENTLY CLOSE TO SHOPPING
• GARAGE
• CONCRETE PAD FOR RV PARKING
• DRIVEWAY PARKING
• BLOCK FENCING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath land listed at $67k.

Deal economics

• At list price, monthly cash flow is $798 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $67k).
• Recommended offer: $59k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.6% 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 B — 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; 647 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 37% 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 $463 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 $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 198 days — a 12% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago 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 $58,872 (12.0% below list)

Questions for the listing agent

1. It's been on market 198 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 1977 — 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: 2.34% ✓
• Cap rate: 20.61%
• Cash-on-cash: 51.12%
• DSCR: 3.27
• GRM: 3.6

CMA / ARV

• ARV (median comp): $155,156
• List price: $66,900
• Delta: -56.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 46.0%
• Equity multiple: 2.92×
• Total profit: $35,902
• Equity at exit: $9,975

10-year hold

• IRR: 50.6%
• Equity multiple: 5.31×
• Total profit: $80,828
• Equity at exit: $5,784

Cash invested: $18,732 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,563 high
• Mortgage (P&I): −$351
• Tax from tax record: −$58 /mo · $700/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $798

Break-even live

Break-even rent $553

Max offer price $66,900

Occupancy floor 44%

Sensitivity live

Price	-10% $836	-5% $817	+0% $798	+5% $779	+10% $760
Rent	-10% $674	-5% $736	+0% $798	+5% $860	+10% $922
Rate	-1.0pp $832	-0.5pp $815	base $798	+0.5pp $781	+1.0pp $763

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: $16,725
• Closing costs: $2,007
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2658 E Punta Vista Kingman, AZ	3.0	2.0	1205	$1,700	$1.41	44d	1	0.25mi
2995 E Ames Ave Kingman, AZ	3.0	2.0	1221	$1,250	$1.02	45d	1	0.26mi
2915 E Thompson Ave Kingman, AZ	2.0	2.0	792	$1,150	$1.45	44d	1	0.48mi
3356 E El Tovar Ave Kingman, AZ	3.0	2.0	1356	$1,975	$1.46	44d	1	0.92mi
2381 E Butler Ave Kingman, AZ	2.0	2.0	1152	$1,200	$1.04	44d	1	0.98mi

Listing history 24 events

1. 2026-06-17
   status $66,900 Pending 198 DOM
2. 2026-06-17
   days on market $66,900 Active 198 DOM
3. 2026-06-16
   days on market $66,900 Active 197 DOM
4. 2026-06-15
   days on market $66,900 Active 196 DOM
5. 2026-06-14
   days on market $66,900 Active 194 DOM
6. 2026-06-13
   days on market $66,900 Active 193 DOM
7. 2026-06-10
   days on market $66,900 Active 191 DOM
8. 2026-06-09
   days on market $66,900 Active 190 DOM
9. 2026-06-08
   days on market $66,900 Active 189 DOM
10. 2026-06-07
    days on market $66,900 Active 188 DOM
11. 2026-06-05
    days on market $66,900 Active 185 DOM
12. 2026-06-03
    days on market $66,900 Active 184 DOM
13. 2026-06-02
    days on market $66,900 Active 183 DOM
14. 2026-06-01
    days on market $66,900 Active 182 DOM
15. 2026-05-31
    days on market $66,900 Active 181 DOM
16. 2026-05-30
    days on market $66,900 Active 180 DOM
17. 2026-05-14
    price $66,900 1158-char remark

    Show marketing remark (1158 chars)

    Handyman special, ready for your tools for improvement. This can be your next winter or 2026 project! If you are looking for a fixer and a place to call your own, this may be the one. This property sits on a spacious 0.32 acre corner lot, walking distance from Kingman unified school district and down the street from the Kingman community college. The property is conveniently close to all shopping/main roads and on a corner. Home needs work but has plenty of potential with a garage and concrete pad for RV parking and driveway parking. Enclosed in the front yard with block fencing and matured trees on the property. Builders are welcomed, possible lot split for two lots! Easy paved road access and utilities available is power, gas, sewer and city water. Septic system unfunctional and underneath a structure - not able to be pumped or transferred. Sewer is available and in the street, buyer to hook up to sewer connection. This may be the property you've been waiting to invest in! Kingman is only 45 minutes to Bullhead City/Laughlin area where you can enjoy all your water activities such as swimming, boating & fishing at the Colorado River!

18. 2026-03-27
    price $67,000 1158-char remark

    Show marketing remark (1158 chars)

    Handyman special, ready for your tools for improvement. This can be your next winter or 2026 project! If you are looking for a fixer and a place to call your own, this may be the one. This property sits on a spacious 0.32 acre corner lot, walking distance from Kingman unified school district and down the street from the Kingman community college. The property is conveniently close to all shopping/main roads and on a corner. Home needs work but has plenty of potential with a garage and concrete pad for RV parking and driveway parking. Enclosed in the front yard with block fencing and matured trees on the property. Builders are welcomed, possible lot split for two lots! Easy paved road access and utilities available is power, gas, sewer and city water. Septic system unfunctional and underneath a structure - not able to be pumped or transferred. Sewer is available and in the street, buyer to hook up to sewer connection. This may be the property you've been waiting to invest in! Kingman is only 45 minutes to Bullhead City/Laughlin area where you can enjoy all your water activities such as swimming, boating & fishing at the Colorado River!

19. 2025-12-01
    listed $69,900 Active 1158-char remark

    Show marketing remark (1158 chars)

    Handyman special, ready for your tools for improvement. This can be your next winter or 2026 project! If you are looking for a fixer and a place to call your own, this may be the one. This property sits on a spacious 0.32 acre corner lot, walking distance from Kingman unified school district and down the street from the Kingman community college. The property is conveniently close to all shopping/main roads and on a corner. Home needs work but has plenty of potential with a garage and concrete pad for RV parking and driveway parking. Enclosed in the front yard with block fencing and matured trees on the property. Builders are welcomed, possible lot split for two lots! Easy paved road access and utilities available is power, gas, sewer and city water. Septic system unfunctional and underneath a structure - not able to be pumped or transferred. Sewer is available and in the street, buyer to hook up to sewer connection. This may be the property you've been waiting to invest in! Kingman is only 45 minutes to Bullhead City/Laughlin area where you can enjoy all your water activities such as swimming, boating & fishing at the Colorado River!

20. 2024-08-01
    soldstatus $60,500 352-char remark

    Show marketing remark (352 chars)

    Fixer upper with endless possibilities. Property sits on a large corner parcel near the Community College. If you are looking for a project and a place to call your own, come check this one out. This property offers a garage and concrete pad for RV parking. Kingman is only 45 minutes from Bull Head City/Laughlin area for all your entertainment needs.

21. 2024-08-01
    soldstatus $60,500

    Show marketing remark (352 chars)

    Fixer upper with endless possibilities. Property sits on a large corner parcel near the Community College. If you are looking for a project and a place to call your own, come check this one out. This property offers a garage and concrete pad for RV parking. Kingman is only 45 minutes from Bull Head City/Laughlin area for all your entertainment needs.

22. 2024-08-01
    listed $65,000 352-char remark

    Show marketing remark (352 chars)

    Fixer upper with endless possibilities. Property sits on a large corner parcel near the Community College. If you are looking for a project and a place to call your own, come check this one out. This property offers a garage and concrete pad for RV parking. Kingman is only 45 minutes from Bull Head City/Laughlin area for all your entertainment needs.

23. 2024-08-01
    listed $65,000

    Show marketing remark (352 chars)

    Fixer upper with endless possibilities. Property sits on a large corner parcel near the Community College. If you are looking for a project and a place to call your own, come check this one out. This property offers a garage and concrete pad for RV parking. Kingman is only 45 minutes from Bull Head City/Laughlin area for all your entertainment needs.

24. 2024-08-01
    soldstatus $60,500

    Show marketing remark (352 chars)

    Fixer upper with endless possibilities. Property sits on a large corner parcel near the Community College. If you are looking for a project and a place to call your own, come check this one out. This property offers a garage and concrete pad for RV parking. Kingman is only 45 minutes from Bull Head City/Laughlin area for all your entertainment needs.

ⓘ 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: $700 · $58/mo
• Projected year-2 tax: $700 · $58/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (shaded) · 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: $18,760
• − Mortgage interest: −$3,747
• − Property taxes: −$700
• − Insurance: −$334
• − Repairs & maintenance: −$1,501
• − Management: −$1,501
• − Depreciation: −$1,946
• Taxable income: $9,030
• Est. tax owed @ 24.0%: −$2,167
• After-tax cash flow: $7,409/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
• 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

+10.6% since first listed

8 events — show timeline

• 2026-05-14 Price Changed $66,900 WARDEX
• 2026-03-27 Price Changed $67,000 WARDEX
• 2025-12-01 Listed $69,900 WARDEX
• 2024-08-01 Sold (Public Records) $60,500 Public Records
• 2024-08-01 Listed $65,000 WARDEX
• 2024-08-01 Listed $65,000 WARDEX
• 2024-08-01 Sold (MLS) $60,500 WARDEX
• 2024-08-01 Sold (MLS) $60,500 WARDEX

Property tax history

+2.4%/yr

Latest (2025): $700 · +1.8% YoY. Source: county tax records.