3639 E Hearne Ave · New Kingman-Butler, AZ 86409

$82,000

2 bd · 1.0 ba · 744 sqft · Land public records · 63 Days on market

Built 1975 0.39 ac lot $110/sqft · 15% below area Est $96k · 15% under

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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
• ARV discount +14.2/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• 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

HUGE PRICE IMPROVEMENT!! SELLER WANTS THIS SOLD!!! Cozy 2 Bed Home with Big Yard & Detached Garage This 2 bedroom, 1 bathroom home sits on a large, fully fenced lot with plenty of space to spread out. There s a nice addition that gives you extra room to work with, including a bonus room, a great spot for an office or crafts, and a roomy family area. There s also a dedicated laundry room for added convenience. Out back, you ll find a private fenced section and a big covered patio with a built-in grill perfect for hanging out or entertaining. The detached 2-car garage has built-in workbenches, shelving, and lots of space for projects or storage. If you re looking for a place with extra space inside and out, this one has a lot to offer!

Key facts

• Bonus room
• Big covered patio
• Built-in grill

Tags

• FULLY FENCED LOT
• BONUS ROOM
• DEDICATED LAUNDRY ROOM
• PRIVATE FENCED SECTION
• BIG COVERED PATIO
• BUILT-IN GRILL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $82k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $77k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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; 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 $567 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 $23k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $23k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $29k; list at $82k implies a 183% 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 $77,080 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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: 1.38% ✓
• Cap rate: 11.09%
• Cash-on-cash: 17.14%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

• ARV (median comp): $96,266
• List price: $82,000
• Delta: -14.82%
• 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: 5.4%
• Equity multiple: 1.20×
• Total profit: $4,656
• Equity at exit: $12,226

10-year hold

• IRR: 12.2%
• Equity multiple: 1.85×
• Total profit: $19,496
• Equity at exit: $7,090

Cash invested: $22,960 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,132 medium
• Mortgage (P&I): −$430
• Tax est. 1.5%: −$102 /mo · $1,230/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $328

Break-even live

Break-even rent $717

Max offer price $82,000

Occupancy floor 66%

Sensitivity live

Price	-10% $385	-5% $356	+0% $328	+5% $300	+10% $271
Rent	-10% $239	-5% $283	+0% $328	+5% $373	+10% $417
Rate	-1.0pp $369	-0.5pp $349	base $328	+0.5pp $307	+1.0pp $285

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: $20,500
• Closing costs: $2,460
• 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	0.15mi
2840 E Leroy Ave Kingman, AZ	1.0	1.0	728	$1,000	$1.37	44d	1	1.43mi

Listing history 13 events

1. 2026-06-07
   statusdays on market $82,000 Pending 63 DOM
2. 2026-06-05
   days on market $82,000 Active 61 DOM
3. 2026-06-03
   days on market $82,000 Active 60 DOM
4. 2026-06-02
   days on market $82,000 Active 59 DOM
5. 2026-06-01
   days on market $82,000 Active 58 DOM
6. 2026-05-31
   days on market $82,000 Active 57 DOM
7. 2026-05-30
   days on market $82,000 Active 56 DOM
8. 2026-05-07
   status Active 751-char remark

   Show marketing remark (751 chars)

   HUGE PRICE IMPROVEMENT!! SELLER WANTS THIS SOLD!!! Cozy 2 Bed Home with Big Yard & Detached Garage This 2 bedroom, 1 bathroom home sits on a large, fully fenced lot with plenty of space to spread out. There s a nice addition that gives you extra room to work with, including a bonus room, a great spot for an office or crafts, and a roomy family area. There s also a dedicated laundry room for added convenience. Out back, you ll find a private fenced section and a big covered patio with a built-in grill perfect for hanging out or entertaining. The detached 2-car garage has built-in workbenches, shelving, and lots of space for projects or storage. If you re looking for a place with extra space inside and out, this one has a lot to offer!

9. 2026-04-24
   status Pending 751-char remark

   Show marketing remark (751 chars)

   HUGE PRICE IMPROVEMENT!! SELLER WANTS THIS SOLD!!! Cozy 2 Bed Home with Big Yard & Detached Garage This 2 bedroom, 1 bathroom home sits on a large, fully fenced lot with plenty of space to spread out. There s a nice addition that gives you extra room to work with, including a bonus room, a great spot for an office or crafts, and a roomy family area. There s also a dedicated laundry room for added convenience. Out back, you ll find a private fenced section and a big covered patio with a built-in grill perfect for hanging out or entertaining. The detached 2-car garage has built-in workbenches, shelving, and lots of space for projects or storage. If you re looking for a place with extra space inside and out, this one has a lot to offer!

10. 2026-04-23
    price $84,900 751-char remark

    Show marketing remark (751 chars)

    HUGE PRICE IMPROVEMENT!! SELLER WANTS THIS SOLD!!! Cozy 2 Bed Home with Big Yard & Detached Garage This 2 bedroom, 1 bathroom home sits on a large, fully fenced lot with plenty of space to spread out. There s a nice addition that gives you extra room to work with, including a bonus room, a great spot for an office or crafts, and a roomy family area. There s also a dedicated laundry room for added convenience. Out back, you ll find a private fenced section and a big covered patio with a built-in grill perfect for hanging out or entertaining. The detached 2-car garage has built-in workbenches, shelving, and lots of space for projects or storage. If you re looking for a place with extra space inside and out, this one has a lot to offer!

11. 2026-04-15
    price $98,000 751-char remark

    Show marketing remark (751 chars)

    HUGE PRICE IMPROVEMENT!! SELLER WANTS THIS SOLD!!! Cozy 2 Bed Home with Big Yard & Detached Garage This 2 bedroom, 1 bathroom home sits on a large, fully fenced lot with plenty of space to spread out. There s a nice addition that gives you extra room to work with, including a bonus room, a great spot for an office or crafts, and a roomy family area. There s also a dedicated laundry room for added convenience. Out back, you ll find a private fenced section and a big covered patio with a built-in grill perfect for hanging out or entertaining. The detached 2-car garage has built-in workbenches, shelving, and lots of space for projects or storage. If you re looking for a place with extra space inside and out, this one has a lot to offer!

12. 2026-03-20
    listed $104,900 Active 751-char remark

    Show marketing remark (751 chars)

    HUGE PRICE IMPROVEMENT!! SELLER WANTS THIS SOLD!!! Cozy 2 Bed Home with Big Yard & Detached Garage This 2 bedroom, 1 bathroom home sits on a large, fully fenced lot with plenty of space to spread out. There s a nice addition that gives you extra room to work with, including a bonus room, a great spot for an office or crafts, and a roomy family area. There s also a dedicated laundry room for added convenience. Out back, you ll find a private fenced section and a big covered patio with a built-in grill perfect for hanging out or entertaining. The detached 2-car garage has built-in workbenches, shelving, and lots of space for projects or storage. If you re looking for a place with extra space inside and out, this one has a lot to offer!

13. 2001-06-05
    soldstatus $29,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% 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: $13,590
• − Mortgage interest: −$4,593
• − Property taxes: −$1,230
• − Insurance: −$410
• − Repairs & maintenance: −$1,087
• − Management: −$1,087
• − Depreciation: −$2,385
• Taxable income: $2,797
• Est. tax owed @ 24.0%: −$671
• After-tax cash flow: $3,265/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

+192.8% since first listed

6 events — show timeline

• 2026-05-07 Relisted — WARDEX
• 2026-04-24 Pending — WARDEX
• 2026-04-23 Price Changed $84,900 WARDEX
• 2026-04-15 Price Changed $98,000 WARDEX
• 2026-03-20 Listed $104,900 WARDEX
• 2001-06-05 Sold (Public Records) $29,000 Public Records