3645 N Verdugo Rd · Kingman, AZ 86409

$234,900

3 bd · 2.0 ba · 1,317 sqft · SingleFamily public records · 41 Days on market

Built 1997 4,792 sqft lot $178/sqft · at area comps Est $246k · at est.

---

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).

• Cash flow +13.8/30.0
• ARV discount +9.6/15.0
• DSCR +4.2/10.0
• Livability +4.0/5.0
• 1% rule +2.6/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

- Quiet street located near the center of town - Custom floor plan - Low maintenance -

Key facts

• New upgrades
• Low maintenance yard
• Centrally located

Tags

• NEW UPGRADES
• LOW MAINTENANCE YARD
• CENTRALLY LOCATED

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: 220 volt electric service; Natural gas available; Public sewer
• Home design: Single family residence; Residential property
• Construction: Shingle roof
• Exterior features: Block fencing in back yard; Water-smart landscaping; Paved road access; No pool

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator; Granite counters; Breakfast bar
• Bedrooms: Bedrooms with walk-in closets
• Bathrooms: 2 full bathrooms; Accessible full bathroom
• Interior features: Breakfast bar; Ceiling fans; Granite counters; Walk-in closets; Window coverings; Accessible full bathroom
• Laundry & utility: Water heater

Heating & cooling

• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans; Electric cooling

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $22 ($259/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (24.5% below list).
• Recommended offer: $177k (24.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.5% in Kingman — 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 79/100 on livability (#5 in AZ, #2,014 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime C-, employment C-, 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: Manzanita Elementary (math 42% / reading 42%, grade F, #371 of 1,109 statewide, top 34%, 793 students, 63% FRL); Kingman Middle School (math 10% / reading 13%, grade F, #180 of 218 statewide, top 83%, 737 students, 74% FRL); Kingman High School (math 4% / reading 6%, grade F, #364 of 381 statewide, top 100%, 905 students, 50% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: Rents flat; 647 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 66% 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 42% 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 $2k of loan paydown is wiped out by about $7k 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 41 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $24k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 8→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,356 (24.5% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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: 0.76% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.39%
• DSCR: 1.02
• GRM: 11.0

CMA / ARV

• ARV (median comp): $246,231
• List price: $234,900
• Delta: -4.60%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3645 N Verdugo Rd	0.00mi	3/2.0	1,317 (0%)	0mo	$232,900	$177	100
3615 N Verdugo Rd	0.07mi	3/2.0	1,323 (+0%)	1mo	$247,500	$187	95
3561 N Lomita St	0.19mi	3/2.0	1,341 (+2%)	0mo	$280,000	$209	88
3632 N Irving St	0.27mi	3/2.0	1,325 (+1%)	2mo	$266,900	$201	85
3636 N Irving St	0.27mi	3/2.0	1,325 (+1%)	2mo	$266,900	$201	85
3740 N Kenneth Rd	0.22mi	3/2.0	1,279 (-3%)	2mo	$210,000	$164	83
3671 N Burbank St	0.29mi	3/2.0	1,248 (-5%)	2mo	$237,500	$190	76
3698 N Roosevelt St	0.37mi	3/2.0	1,249 (-5%)	2mo	$217,900	$174	72
2078 Roy Rogers Way	0.36mi	3/2.0	1,420 (+8%)	2mo	$310,000	$218	68
3851 Heritage Ln	0.38mi	2/2.0 (-1)	1,196 (-9%)	2mo	$242,000	$202	61
3953 Rex Allen Ct	0.64mi	3/2.0	1,440 (+9%)	1mo	$318,000	$221	54
2156 Alan Ladd Dr	0.71mi	3/2.0	1,472 (+12%)	2mo	$329,000	$224	46

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: -18.3%
• Equity multiple: 0.37×
• Total profit: $-41,454
• Equity at exit: $35,024

10-year hold

• IRR: -16.0%
• Equity multiple: 0.20×
• Total profit: $-52,881
• Equity at exit: $20,310

Cash invested: $65,772 (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: 647
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,774 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$50 /mo · $598/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $22

Break-even live

Break-even rent $1,746

Max offer price $234,900

Occupancy floor 94%

Sensitivity live

Price	-10% $155	-5% $88	+0% $22	+5% $-45	+10% $-111
Rent	-10% $-119	-5% $-48	+0% $22	+5% $92	+10% $162
Rate	-1.0pp $140	-0.5pp $81	base $22	+0.5pp $-39	+1.0pp $-101

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3644 N Lomita St Kingman, AZ	4.0	2.0	1717	$1,700	$0.99	45d	1	0.05mi
3695 N Adams St Kingman, AZ	3.0	2.0	1331	$1,600	$1.20	45d	1	0.16mi
3631 N Miller St Kingman, AZ	3.0	2.0	1593	$2,450	$1.54	23d	1	0.17mi
3530 N Lomita St Unit C Kingman, AZ	2.0	2.0	920	$1,400	$1.52	23d	1	0.23mi
3571 N Moore St Kingman, AZ	3.0	2.0	1288	$2,450	$1.90	45d	1	0.26mi
3595 N Skylark Rd Kingman, AZ	3.0	2.0	1138	$1,475	$1.30	45d	1	0.28mi
3838 Heritage Ln Kingman, AZ	2.0	2.0	1285	$1,650	$1.28	45d	1	0.37mi
3736 N Roosevelt St Kingman, AZ	3.0	2.0	1093	$1,425	$1.30	45d	1	0.39mi
3838 Meadowbrook Ln Kingman, AZ	3.0	2.0	1602	$1,800	$1.12	23d	1	0.42mi
2244 Dollarhide Dr Kingman, AZ	3.0	2.0	1628	$1,948	$1.20	15d	1	0.52mi
2118 Gene Autry Dr Kingman, AZ	3.0	2.0	1494	$1,850	$1.24	45d	1	0.58mi
3953 Rex Allen Ct Kingman, AZ	3.0	2.0	1440	$1,750	$1.22	15d	1	0.65mi
3932 Lindsey Ave Kingman, AZ	3.0	2.0	1335	$1,500	$1.12	45d	1	1.03mi
969 Kenwood Ave Kingman, AZ	2.0	2.0	992	$2,250	$2.27	45d	1	1.20mi
980 Astor Ave Unit 2 Kingman, AZ	2.0	2.0	1100	$1,350	$1.23	15d	1	1.22mi
936 Astor Ave Unit 1 Kingman, AZ	2.0	2.0	1100	$1,400	$1.27	45d	1	1.25mi
3423 N Fairfax St Kingman, AZ	3.0	2.0	1397	$1,700	$1.22	15d	1	1.26mi
924 Astor Ave Unit 2 Kingman, AZ	2.0	2.0	1100	$1,650	$1.50	23d	1	1.26mi
3418 Mulberry Ln Kingman, AZ	3.0	2.0	1397	$1,695	$1.21	15d	1	1.29mi
2545 Kemp Ave Kingman, AZ	3.0	2.0	1481	$1,750	$1.18	45d	1	1.33mi
969 Shadow Crest Cir Kingman, AZ	2.0	2.0	1239	$1,450	$1.17	45d	1	1.35mi
3146 N Melody St Kingman, AZ	3.0	2.0	1175	$1,550	$1.32	45d	1	1.37mi
3279 N Eagle Rock Rd Kingman, AZ	3.0	2.0	1164	$1,225	$1.05	23d	1	1.40mi
1833 Atlantic Ave Kingman, AZ	3.0	2.0	1506	$1,495	$0.99	45d	1	1.40mi
1947 Hope Ave Kingman, AZ	3.0	2.0	1529	$1,500	$0.98	45d	1	1.41mi
915 E Berk Ave Kingman, AZ	3.0	2.0	1175	$1,495	$1.27	45d	1	1.41mi
2201 Davis Ave Kingman, AZ	3.0	1.0	1164	$1,228	$1.05	45d	1	1.43mi
733 Pala Mesa Dr Kingman, AZ	3.0	2.0	1355	$1,650	$1.22	45d	1	1.45mi
732 Vista Grande Dr Kingman, AZ	3.0	2.0	1212	$1,600	$1.32	45d	1	1.48mi

Listing history 19 events

1. 2026-06-02
   status $234,900 Pending 41 DOM
2. 2026-06-01
   days on market $234,900 Active 41 DOM
3. 2026-05-31
   days on market $234,900 Active 40 DOM
4. 2026-05-30
   days on market $234,900 Active 39 DOM
5. 2026-05-15
   price $234,900 179-char remark
6. 2026-05-08
   price $250,000 179-char remark
7. 2026-05-07
   price $255,000 179-char remark
8. 2026-04-21
   listed $259,000 Active 179-char remark
9. 2023-04-14
   soldstatus $214,900 Closed 86-char remark

   Show marketing remark (86 chars)

   - Quiet street located near the center of town - Custom floor plan - Low maintenance -

10. 2023-04-14
    soldstatus $214,900

    Show marketing remark (86 chars)

    - Quiet street located near the center of town - Custom floor plan - Low maintenance -

11. 2023-02-09
    historical 86-char remark

    Show marketing remark (86 chars)

    - Quiet street located near the center of town - Custom floor plan - Low maintenance -

12. 2023-02-09
    listed $209,900 86-char remark

    Show marketing remark (86 chars)

    - Quiet street located near the center of town - Custom floor plan - Low maintenance -

13. 2022-12-27
    status Active
14. 2022-12-11
    historical Active Under Contract
15. 2022-10-07
    listed $224,900 Active
16. 2005-07-11
    soldstatus $150,500
17. 2002-08-29
    soldstatus $88,000
18. 1997-04-25
    soldstatus $78,000
19. 1996-08-02
    soldstatus $13,000

ⓘ 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: $598 · $50/mo
• Projected year-2 tax: $1,550 · $129/mo
• Expected delta: +$952/yr (+$79/mo · 159.3%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 8 d/yr ≥100°F today · 20 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: $21,283
• − Mortgage interest: −$13,158
• − Property taxes: −$598
• − Insurance: −$1,174
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − Depreciation: −$6,833
• Taxable loss: −$3,886
• Est. tax savings @ 24.0%: +$933
• After-tax cash flow: $1,192/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 — Kingman

• Score: 79/100
• State rank: #5
• US rank: #2014

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kingman, AZ
• County: Mohave County · 181,906 people
• City population: 60,489
• 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

+1691.5% since first listed

17 events — show timeline

• 2026-06-12 Sold (MLS) $232,900 WARDEX
• 2026-06-01 Pending — WARDEX
• 2026-05-15 Price Changed $234,900 WARDEX
• 2026-05-08 Price Changed $250,000 WARDEX
• 2026-05-07 Price Changed $255,000 WARDEX
• 2026-04-21 Listed $259,000 WARDEX
• 2023-04-14 Sold (Public Records) $214,900 Public Records
• 2023-04-14 Sold (MLS) $214,900 WARDEX
• 2023-02-09 Listed $209,900 WARDEX
• 2023-02-09 Delisted — WARDEX
• 2022-12-27 Relisted — WARDEX
• 2022-12-11 Contingent — WARDEX
• 2022-10-07 Listed $224,900 WARDEX
• 2005-07-11 Sold (Public Records) $150,500 Public Records
• 2002-08-29 Sold (Public Records) $88,000 Public Records
• 1997-04-25 Sold (Public Records) $78,000 Public Records
• 1996-08-02 Sold (Public Records) $13,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $598 · -0.2% YoY. Source: county tax records.