3805 W Burro Dr · Golden Valley, AZ 86413

$250,000

3 bd · 2.0 ba · 1,349 sqft · SingleFamily public records · 40 Days on market

Built 1985 Est $178k · 40% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +7.1/30.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• DSCR +1.3/10.0
• 1% rule +0.8/10.0
• ARV discount +0.0/15.0

Listing remarks

Beautiful, remodeled home located on the corner of Bonita and Burro. It is approximately 15 minutes away from Kingman.

Key facts

• Built 1985
• Listed 40 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-352 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (24.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (42.2% below list).
• Recommended offer: $145k (42.2% below list) — sets the bar for 1% rule.
• Cap rate 4.6% 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-, crime D-, amenities F.
• 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.
• Zoned schools: Black Mountain Elementary School (math 9% / reading 14%, grade F, #971 of 1,109 statewide, top 88%, 470 students, 77% FRL); White Cliffs Middle School (math 24% / reading 34%, grade F, #90 of 218 statewide, top 42%, 585 students, 38% FRL); Lee Williams High School (math 21% / reading 27%, grade F, #202 of 381 statewide, top 54%, 1,052 students, 33% FRL).
• Market conditions: 835 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 $27k of equity ($2k loan paydown + $25k 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 ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $85k; list at $250k implies a 194% 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 $144,624 (42.2% 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 40 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.58% ✗
• Cap rate: 4.60%
• Cash-on-cash: -6.04%
• DSCR: 0.73
• GRM: 14.4

CMA / ARV

• ARV (on-the-fly): $178,068
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3592 W Agua Fria Dr	0.60mi	2/2.0 (-1)	1,481 (+10%)	1mo	$195,000	$132	50

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: 20.0%
• Equity multiple: 2.62×
• Total profit: $113,599
• Equity at exit: $225,220

10-year hold

• IRR: 18.3%
• Equity multiple: 6.03×
• Total profit: $351,933
• Equity at exit: $485,695

Cash invested: $70,000 (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 86413

• Home prices YoY: 4.5%
• Active inventory: 835
• Price-to-rent: 14.4×

Monthly cashflow live

• Estimated rent: $1,446 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$80 /mo · $955/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $-352

Break-even live

Break-even rent $1,892

Max offer price $187,770

Occupancy floor —

Sensitivity live

Price	-10% $-211	-5% $-282	+0% $-352	+5% $-423	+10% $-494
Rent	-10% $-467	-5% $-409	+0% $-352	+5% $-295	+10% $-238
Rate	-1.0pp $-226	-0.5pp $-289	base $-352	+0.5pp $-417	+1.0pp $-483

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $250,000 Active 40 DOM
2. 2026-06-18
   days on market $250,000 Active 37 DOM
3. 2026-06-17
   days on market $250,000 Active 36 DOM
4. 2026-06-16
   days on market $250,000 Active 35 DOM
5. 2026-06-15
   days on market $250,000 Active 34 DOM
6. 2026-06-14
   days on market $250,000 Active 32 DOM
7. 2026-06-13
   days on market $250,000 Active 31 DOM
8. 2026-06-10
   days on market $250,000 Active 29 DOM
9. 2026-06-09
   days on market $250,000 Active 28 DOM
10. 2026-06-08
    days on market $250,000 Active 27 DOM
11. 2026-06-07
    days on market $250,000 Active 26 DOM
12. 2026-06-05
    days on market $250,000 Active 23 DOM
13. 2026-06-03
    days on market $250,000 Active 22 DOM
14. 2026-06-02
    days on market $250,000 Active 21 DOM
15. 2026-06-01
    days on market $250,000 Active 20 DOM
16. 2026-05-31
    days on market $250,000 Active 19 DOM
17. 2026-05-30
    days on market $250,000 Active 18 DOM
18. 2026-05-12
    listed $250,000 Active 118-char remark
19. 2026-02-20
    soldstatus $85,000
20. 2005-02-14
    soldstatus $72,900
21. 1997-05-05
    soldstatus $68,000

ⓘ 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: $955 · $80/mo
• Projected year-2 tax: $1,650 · $138/mo
• Expected delta: +$695/yr (+$58/mo · 72.7%)

ⓘ 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 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: $17,355
• − Mortgage interest: −$14,004
• − Property taxes: −$955
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,388
• − Management: −$1,388
• − Depreciation: −$7,273
• Taxable loss: −$8,904
• Est. tax savings @ 24.0%: +$2,137
• After-tax cash flow: $-2,090/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

+267.6% since first listed

4 events — show timeline

• 2026-05-12 Listed $250,000 FSBO.com
• 2026-02-20 Sold (Public Records) $85,000 Public Records
• 2005-02-14 Sold (Public Records) $72,900 Public Records
• 1997-05-05 Sold (Public Records) $68,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $955 · +1.6% YoY. Source: county tax records.