3678 E Canary Ln · New Kingman-Butler, AZ 86409

$150,000

3 bd · 2.0 ba · 1,039 sqft · Land public records · 163 Days on market

Built 1989 5,663 sqft lot $144/sqft · 49% above area Est $101k · 49% over

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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 +26.4/30.0
• DSCR +9.0/10.0
• 1% rule +7.0/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-maintained residence features a full suite of recent upgrades, including a new roof, new wood-laminate flooring, new interior paint, and new stainless steel appliances, creating a fresh and move-in-ready feel throughout. The open floor plan offers 3 bedrooms and 2 bathrooms, providing a comfortable and functional living space. The primary bedroom suite includes a walk-in closet and an accessible step-in shower for added convenience. Heating and cooling are efficiently handled by ductless mini-split units, allowing for year-round comfort and energy efficiency.

Key facts

• Open floor plan
• Walk-in closet
• New interior paint

Tags

• NEW ROOF
• NEW WOOD-LAMINATE FLOORING
• NEW INTERIOR PAINT
• NEW STAINLESS STEEL APPLIANCES
• OPEN FLOOR PLAN
• WALK-IN CLOSET

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 $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• This rent runs 43% 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

• It's been on market 163 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $18k; list at $150k implies a 733% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.20% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.16%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (median comp): $100,558
• List price: $150,000
• Delta: 49.17%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -2.7%
• Equity multiple: 0.90×
• Total profit: $-4,127
• Equity at exit: $22,365

10-year hold

• IRR: 3.8%
• Equity multiple: 1.24×
• Total profit: $10,165
• 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: 643
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,807 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $391

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 73%

Sensitivity live

Price	-10% $494	-5% $442	+0% $391	+5% $339	+10% $287
Rent	-10% $248	-5% $319	+0% $391	+5% $462	+10% $533
Rate	-1.0pp $466	-0.5pp $429	base $391	+0.5pp $352	+1.0pp $312

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
3665 E Koval Dr Kingman, AZ	3.0	2.0	1400	$1,665	$1.19	14d	1	1.10mi
3356 E El Tovar Ave Kingman, AZ	3.0	2.0	1356	$1,975	$1.46	44d	1	1.36mi
4839 E Blackhawk Dr Kingman, AZ	3.0	2.0	1500	$1,748	$1.17	14d	1	1.42mi

Listing history 24 events

1. 2026-06-18
   days on market $150,000 Active 163 DOM
2. 2026-06-17
   days on market $150,000 Active 162 DOM
3. 2026-06-16
   days on market $150,000 Active 161 DOM
4. 2026-06-15
   days on market $150,000 Active 160 DOM
5. 2026-06-14
   days on market $150,000 Active 158 DOM
6. 2026-06-13
   days on market $150,000 Active 157 DOM
7. 2026-06-10
   days on market $150,000 Active 155 DOM
8. 2026-06-09
   days on market $150,000 Active 154 DOM
9. 2026-06-08
   days on market $150,000 Active 153 DOM
10. 2026-06-07
    days on market $150,000 Active 152 DOM
11. 2026-06-05
    days on market $150,000 Active 149 DOM
12. 2026-06-03
    days on market $150,000 Active 148 DOM
13. 2026-06-02
    days on market $150,000 Active 147 DOM
14. 2026-06-01
    days on market $150,000 Active 146 DOM
15. 2026-05-31
    days on market $150,000 Active 145 DOM
16. 2026-05-30
    days on market $150,000 Active 144 DOM
17. 2026-01-06
    listed $150,000 Active 575-char remark

    Show marketing remark (575 chars)

    This well-maintained residence features a full suite of recent upgrades, including a new roof, new wood-laminate flooring, new interior paint, and new stainless steel appliances, creating a fresh and move-in-ready feel throughout. The open floor plan offers 3 bedrooms and 2 bathrooms, providing a comfortable and functional living space. The primary bedroom suite includes a walk-in closet and an accessible step-in shower for added convenience. Heating and cooling are efficiently handled by ductless mini-split units, allowing for year-round comfort and energy efficiency.

18. 2024-11-22
    status Active
19. 2024-11-22
    price $160,000
20. 2024-09-20
    status Active
21. 2024-09-14
    status Pending
22. 2024-09-08
    price $170,000
23. 2024-05-20
    listed $178,000 Active
24. 2005-05-04
    soldstatus $18,000

ⓘ 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 (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 6 d/yr ≥100°F today · 13 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: $21,680
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,734
• − Management: −$1,734
• − Depreciation: −$4,364
• Taxable income: $2,445
• Est. tax owed @ 24.0%: −$587
• After-tax cash flow: $4,101/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

+733.3% since first listed

8 events — show timeline

• 2026-01-06 Listed $150,000 WARDEX
• 2024-11-22 Relisted — WARDEX
• 2024-11-22 Price Changed $160,000 WARDEX
• 2024-09-20 Relisted — WARDEX
• 2024-09-14 Pending — WARDEX
• 2024-09-08 Price Changed $170,000 WARDEX
• 2024-05-20 Listed $178,000 WARDEX
• 2005-05-04 Sold (Public Records) $18,000 Public Records

Property tax history

-1.0%/yr

Latest (2025): $280 · +1.6% YoY. Source: county tax records.