3569 N Maverick Rd · Golden Valley, AZ 86413

$172,500

1 bd · 1.0 ba · 802 sqft · SingleFamily public records · 37 Days on market

Built 1949 1.25 ac lot $215/sqft · 17% below area Est $208k · 17% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.4/30.0
• Appreciation +10.0/10.0
• DSCR +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Schools +1.8/10.0

Listing remarks MLS

Check out this newly updated 1 bedroom home with a loft today. This house has been freshly updated with new flooring throughout, new fixtures, new quartz countertops along with new cabinets and appliances in the kitchen. Fresh paint through out the home for a nice newer feel. The house has a nice enclosed front patio making for a nice Arizona room or extra space. Separate utility room with hookups for laundry. The highlight of this home is the loft that runs the length of the home making for a nice relaxing extra space with room for activities! This property is 1.25 acres which offers a nice space for parking any vehicles, trailers or toys that you may have. This property is connected to water so you don't have to worry about hauling it yourself.

Key facts

• Enclosed front porch
• 1.25 acre lot
• Built 1949

Tags

• EXTENSIVELY RENOVATED
• UPSTAIRS STORAGE AREA
• ENCLOSED FRONT PORCH
• CONNECTED TO RURAL WATER

Property features AI

Exterior

• Parking: RV access/parking
• Utilities: 220-volt electric; Septic tank
• Home design: Single family residence; Residential property
• Construction: Shingle roof
• Exterior features: Chain link and wire fencing; Water-smart landscaping; Unimproved road frontage; Lot approximately 1.25 acres

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Microwave; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless heating; Ductless cooling; Ceiling fan(s)
• Interior features: Breakfast bar; Ceiling fans; Granite counters; Has a view
• Laundry & utility: Washer and dryer included; Electric dryer hookup inside

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (31.2% below list).
• Recommended offer: $119k (31.2% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 2.8% in Golden 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 57/100 on livability (#233 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime D-.
• 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: 830 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 $18k of equity ($1k loan paydown + $17k 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 3, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($167k) 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

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,656 (31.2% 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. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 5.66%
• Cash-on-cash: -2.27%
• DSCR: 0.90
• GRM: 12.1

CMA / ARV

• ARV (median comp): $207,525
• List price: $172,500
• Delta: -16.88%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3569 N Maverick Rd	0.00mi	1/1.0	802 (0%)	10mo	$152,900	$191	92

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: 22.6%
• Equity multiple: 2.82×
• Total profit: $88,038
• Equity at exit: $155,402

10-year hold

• IRR: 20.2%
• Equity multiple: 6.46×
• Total profit: $263,677
• Equity at exit: $335,130

Cash invested: $48,300 (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 86413

• Home prices YoY: 4.5%
• Active inventory: 830
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,187 medium
• Mortgage (P&I): −$905
• Tax from tax record: −$52 /mo · $629/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $-91

Break-even live

Break-even rent $1,302

Max offer price $156,337

Occupancy floor —

Sensitivity live

Price	-10% $6	-5% $-43	+0% $-91	+5% $-140	+10% $-189
Rent	-10% $-185	-5% $-138	+0% $-91	+5% $-45	+10% $2
Rate	-1.0pp $-5	-0.5pp $-48	base $-91	+0.5pp $-136	+1.0pp $-182

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: $43,125
• Closing costs: $5,175
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $172,500 Active 37 DOM
2. 2026-06-17
   days on market $172,500 Active 36 DOM
3. 2026-06-16
   days on market $172,500 Active 35 DOM
4. 2026-06-15
   days on market $172,500 Active 34 DOM
5. 2026-06-14
   days on market $172,500 Active 32 DOM
6. 2026-06-13
   days on market $172,500 Active 31 DOM
7. 2026-06-10
   days on market $172,500 Active 29 DOM
8. 2026-06-09
   days on market $172,500 Active 28 DOM
9. 2026-06-08
   days on market $172,500 Active 27 DOM
10. 2026-06-07
    days on market $172,500 Active 26 DOM
11. 2026-06-05
    days on market $172,500 Active 23 DOM
12. 2026-06-03
    days on market $172,500 Active 22 DOM
13. 2026-06-02
    days on market $172,500 Active 21 DOM
14. 2026-06-01
    days on market $172,500 Active 20 DOM
15. 2026-05-31
    days on market $172,500 Active 19 DOM
16. 2026-05-30
    days on market $172,500 Active 18 DOM
17. 2026-05-14
    price $172,500 718-char remark
18. 2026-05-12
    listed $172,600 Active 718-char remark
19. 2025-09-05
    soldstatus $152,900 Closed 756-char remark

    Show marketing remark (756 chars)

    Check out this newly updated 1 bedroom home with a loft today. This house has been freshly updated with new flooring throughout, new fixtures, new quartz countertops along with new cabinets and appliances in the kitchen. Fresh paint through out the home for a nice newer feel. The house has a nice enclosed front patio making for a nice Arizona room or extra space. Separate utility room with hookups for laundry. The highlight of this home is the loft that runs the length of the home making for a nice relaxing extra space with room for activities! This property is 1.25 acres which offers a nice space for parking any vehicles, trailers or toys that you may have. This property is connected to water so you don't have to worry about hauling it yourself.

20. 2025-09-05
    soldstatus $152,900

    Show marketing remark (756 chars)

    Check out this newly updated 1 bedroom home with a loft today. This house has been freshly updated with new flooring throughout, new fixtures, new quartz countertops along with new cabinets and appliances in the kitchen. Fresh paint through out the home for a nice newer feel. The house has a nice enclosed front patio making for a nice Arizona room or extra space. Separate utility room with hookups for laundry. The highlight of this home is the loft that runs the length of the home making for a nice relaxing extra space with room for activities! This property is 1.25 acres which offers a nice space for parking any vehicles, trailers or toys that you may have. This property is connected to water so you don't have to worry about hauling it yourself.

21. 2025-08-11
    status Pending 756-char remark

    Show marketing remark (756 chars)

    Check out this newly updated 1 bedroom home with a loft today. This house has been freshly updated with new flooring throughout, new fixtures, new quartz countertops along with new cabinets and appliances in the kitchen. Fresh paint through out the home for a nice newer feel. The house has a nice enclosed front patio making for a nice Arizona room or extra space. Separate utility room with hookups for laundry. The highlight of this home is the loft that runs the length of the home making for a nice relaxing extra space with room for activities! This property is 1.25 acres which offers a nice space for parking any vehicles, trailers or toys that you may have. This property is connected to water so you don't have to worry about hauling it yourself.

22. 2025-07-11
    listed $149,900 Active 756-char remark

    Show marketing remark (756 chars)

    Check out this newly updated 1 bedroom home with a loft today. This house has been freshly updated with new flooring throughout, new fixtures, new quartz countertops along with new cabinets and appliances in the kitchen. Fresh paint through out the home for a nice newer feel. The house has a nice enclosed front patio making for a nice Arizona room or extra space. Separate utility room with hookups for laundry. The highlight of this home is the loft that runs the length of the home making for a nice relaxing extra space with room for activities! This property is 1.25 acres which offers a nice space for parking any vehicles, trailers or toys that you may have. This property is connected to water so you don't have to worry about hauling it yourself.

23. 2025-02-11
    soldstatus $50,000
24. 2010-08-03
    soldstatus $35,000

ⓘ 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: $629 · $52/mo
• Projected year-2 tax: $1,138 · $95/mo
• Expected delta: +$510/yr (+$42/mo · 81.1%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 17 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: $14,239
• − Mortgage interest: −$9,663
• − Property taxes: −$629
• − Insurance: −$862
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$5,018
• Taxable loss: −$4,212
• Est. tax savings @ 24.0%: +$1,011
• After-tax cash flow: $-87/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 — Golden Valley

• Score: 57/100
• State rank: #233
• US rank: #22102

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Golden Valley, AZ
• City population: 12,075
• Population (ZIP): 12,075

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 19% Two or more races 11% Native American 3% Black 2%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 6% Italian 3% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 8% Arabic 1%

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: ▲ 15.34%
• Current HPI: 354.9906
• 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

+392.9% since first listed

8 events — show timeline

• 2026-05-14 Price Changed $172,500 WARDEX
• 2026-05-12 Listed $172,600 WARDEX
• 2025-09-05 Sold (Public Records) $152,900 Public Records
• 2025-09-05 Sold (MLS) $152,900 WARDEX
• 2025-08-11 Pending — WARDEX
• 2025-07-11 Listed $149,900 WARDEX
• 2025-02-11 Sold (Public Records) $50,000 Public Records
• 2010-08-03 Sold (Public Records) $35,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $629 · +17.0% YoY. Source: county tax records.