3704 E Hearne Ave · New Kingman-Butler, AZ 86409

$170,000

3 bd · 2.0 ba · 1,999 sqft · SingleFamily public records · 66 Days on market

Built 1974 5,663 sqft lot $85/sqft · 35% below area Est $262k · 35% 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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +5.8/10.0
• 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

Fixer-Upper Opportunity on a Double Lot in Kingman! This 3-bedroom, 2-bath, two-story home is full of potential and ready for your personal touch. Inside, you'll find a spacious layout with a living room, separate den, and formal dining area - offering plenty of room for family or entertaining. Outside, the home sits on a double lot with a large fully-fenced yard, providing tons of space for pets, play, or future improvements. A huge carport and attached workshop add even more value for hobbyists or extra storage. Whether you're an investor or a buyer looking to build sweat equity, this property is a great opportunity you won't want to miss!

Key facts

• Attached workshop
• Fully-fenced yard
• Double lot

Tags

• DOUBLE LOT
• FULLY-FENCED YARD
• HUGE CARPORT
• ATTACHED WORKSHOP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% 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 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 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 $5k 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 66 days — a 6% lower offer ($160k) 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.
• Current owner paid $55k; list at $170k implies a 209% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 1974 — 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: 1.08% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.06%
• DSCR: 1.49
• GRM: 7.7

CMA / ARV

• ARV (median comp): $262,207
• List price: $170,000
• Delta: -35.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3717 E Angelina Dr	0.26mi	4/2.0 (+1)	1,969 (-2%)	2mo	$305,000	$155	79
3798 E Nicole Ave	0.41mi	3/2.0	1,701 (-15%)	0mo	$265,000	$156	56
3799 E Ames Ave	0.52mi	3/2.0	1,819 (-9%)	8mo	$295,000	$162	54
4807 N Powell Ave	0.55mi	4/2.0 (+1)	1,909 (-4%)	10mo	$408,400	$214	54
4779 N Andrea Cir	0.43mi	4/2.0 (+1)	1,815 (-9%)	9mo	$269,990	$149	52
3900 E Lass Ave	0.43mi	3/2.0	1,742 (-13%)	8mo	$299,900	$172	52
3932 E Ames Ave	0.63mi	3/2.0	1,800 (-10%)	3mo	$319,999	$178	51
4535 E Highway 66	0.72mi	2/1.5 (-1)	2,028 (+2%)	9mo	$188,000	$93	50
3845 E Butler Ave	0.38mi	2/2.0 (-1)	1,708 (-15%)	8mo	$170,000	$100	46
4783 N Andrea Cir	0.43mi	4/2.0 (+1)	1,741 (-13%)	10mo	$293,990	$169	45
3925 E Ames Ave	0.64mi	3/2.0	1,800 (-10%)	10mo	$306,300	$170	45
3960 E Ames Ave	0.69mi	3/2.0	1,801 (-10%)	8mo	$290,000	$161	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -2.6%
• Equity multiple: 0.91×
• Total profit: $-4,474
• Equity at exit: $25,348

10-year hold

• IRR: 4.2%
• Equity multiple: 1.28×
• Total profit: $13,113
• Equity at exit: $14,698

Cash invested: $47,600 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,836 high
• Mortgage (P&I): −$891
• Tax from tax record: −$49 /mo · $590/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $439

Break-even live

Break-even rent $1,280

Max offer price $170,000

Occupancy floor 71%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3678 E Andrea Dr Kingman, AZ	4.0	3.0	2042	$1,850	$0.91	43d	1	0.19mi
3665 E Koval Dr Kingman, AZ	3.0	2.0	1400	$1,665	$1.19	13d	1	0.36mi
3597 E Koval Dr Kingman, AZ	4.0	3.0	1811	$2,200	$1.21	43d	1	0.42mi
3858 E Ames Ave Kingman, AZ	3.0	2.0	1631	$1,550	$0.95	43d	1	0.51mi
4786 E Old West Rd Kingman, AZ	3.0	2.0	1513	$1,700	$1.12	21d	1	0.76mi
3356 E El Tovar Ave Kingman, AZ	3.0	2.0	1356	$1,975	$1.46	43d	1	0.86mi
4839 E Blackhawk Dr Kingman, AZ	3.0	2.0	1500	$1,748	$1.17	13d	1	0.88mi
4263 E Medicine Bend Rd Kingman, AZ	3.0	2.0	1482	$1,800	$1.21	43d	1	1.19mi

Listing history 22 events

1. 2026-06-18
   days on market $170,000 Active 66 DOM
2. 2026-06-17
   days on market $170,000 Active 65 DOM
3. 2026-06-16
   days on market $170,000 Active 64 DOM
4. 2026-06-15
   days on market $170,000 Active 63 DOM
5. 2026-06-14
   days on market $170,000 Active 61 DOM
6. 2026-06-13
   days on market $170,000 Active 60 DOM
7. 2026-06-10
   days on market $170,000 Active 58 DOM
8. 2026-06-09
   days on market $170,000 Active 57 DOM
9. 2026-06-08
   days on market $170,000 Active 56 DOM
10. 2026-06-07
    days on market $170,000 Active 55 DOM
11. 2026-06-05
    days on market $170,000 Active 52 DOM
12. 2026-06-03
    days on market $170,000 Active 51 DOM
13. 2026-06-02
    days on market $170,000 Active 50 DOM
14. 2026-06-01
    days on market $170,000 Active 49 DOM
15. 2026-05-31
    days on market $170,000 Active 48 DOM
16. 2026-05-30
    days on market $170,000 Active 47 DOM
17. 2026-04-13
    listed $170,000 Active 649-char remark

    Show marketing remark (649 chars)

    Fixer-Upper Opportunity on a Double Lot in Kingman! This 3-bedroom, 2-bath, two-story home is full of potential and ready for your personal touch. Inside, you'll find a spacious layout with a living room, separate den, and formal dining area - offering plenty of room for family or entertaining. Outside, the home sits on a double lot with a large fully-fenced yard, providing tons of space for pets, play, or future improvements. A huge carport and attached workshop add even more value for hobbyists or extra storage. Whether you're an investor or a buyer looking to build sweat equity, this property is a great opportunity you won't want to miss!

18. 2025-07-30
    listed $180,000 Active
19. 2021-12-03
    soldstatus $55,000
20. 2009-04-28
    soldstatus $73,500
21. 1997-09-29
    soldstatus $78,000
22. 1993-12-15
    soldstatus $59,900

ⓘ 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: $590 · $49/mo
• Projected year-2 tax: $1,122 · $94/mo
• Expected delta: +$532/yr (+$44/mo · 90.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 5 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: $22,031
• − Mortgage interest: −$9,523
• − Property taxes: −$590
• − Insurance: −$850
• − Repairs & maintenance: −$1,762
• − Management: −$1,762
• − Depreciation: −$4,945
• Taxable income: $2,598
• Est. tax owed @ 24.0%: −$623
• After-tax cash flow: $4,643/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

+183.8% since first listed

6 events — show timeline

• 2026-04-13 Listed $170,000 WARDEX
• 2025-07-30 Listed $180,000 WARDEX
• 2021-12-03 Sold (Public Records) $55,000 Public Records
• 2009-04-28 Sold (Public Records) $73,500 Public Records
• 1997-09-29 Sold (Public Records) $78,000 Public Records
• 1993-12-15 Sold (Public Records) $59,900 Public Records

Property tax history

+4.0%/yr

Latest (2025): $590 · +1.6% YoY. Source: county tax records.