Rhythm Nation Plan · New Kingman-Butler, AZ 86409

$89,000

3 bd · 2.0 ba · 1,060 sqft · Manufactured · 1051 Days on market

Manufactured home Good condition $500/mo HOA · 45% of rent

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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).

• ARV discount +7.5/15.0
• 1% rule +4.1/10.0
• Condition / age +4.0/5.0
• Rent growth +2.6/5.0
• Appreciation +2.5/10.0
• Livability +2.5/5.0
• Cash flow +1.8/30.0
• Schools +1.0/10.0
• DSCR +0.0/10.0
• Manufactured-home adj. -2.1

Listing remarks MLS

Home is currently available to put on a lot in kingman ranch COME TO FRONT OFFICE/ CLUBHOUSE Ground level home stunning in 55 plus senior park comming soon lot rent special 249 a month 3 year. 8' Flat Ceilings • Tape & Texture Throughout • 2x4" Exterior Walls • DuraCraft® Cabinets (Feat. 42" Overheads) • LED Recessed Can Lights Throughout • Ceiling Fan Prep in Living Room and All Bedrooms • Fiberglass Tubs and Showers •Samsung Stainless Steel Appliance Package (Feat. 18' Top Freezer) • Pfister® Faucets Throughout (Feat. Brushed Nickel Pull Down In Kitchen) • 36" Stainless Steel European Range Hood • Congoleum® Lux Linoleum • Kwikset® Door Hardware Throughout (Feat.

Key facts

• Listed 1050 days

🏗️ New construction. The $89,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $122,000.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $89k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-462 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $55k (38.0% below list).
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $55k (38.0% below list) — sets the bar for cash-flow.
• Cap rate 1.8% vs local median 4.4% in New Kingman-Butler — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads: area grade F — 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.
• Zoned schools: Cerbat Elementary (math 9% / reading 15%, grade F, #963 of 1,109 statewide, top 87%, 700 students, 78% 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-school proficiency averages 10% at this address vs 22% district-wide (-12 pts) — the specific schools serving this property underperform the Kingman Unified School District (79598) average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 955 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $843 of loan paydown is wiped out by about $4k 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 1051 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 45% of rent.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 9→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,172 (38.0% 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 1051 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.91% ✗
• Cap rate: 1.75%
• Cash-on-cash: -16.22%
• DSCR: 0.28
• GRM: 9.1

CMA / ARV

• ARV (median comp): $122,000
• List price: $89,000
• Delta: -27.05%
• 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
1200 Aralia Dr	0.05mi	3/2.0	1,056 (-0%)	6mo	$68,900	$65	92
1296 E Citrus Dr	0.17mi	2/2.0 (-1)	1,054 (-1%)	0mo	$105,500	$100	86
1296 E Citrus Dr	0.17mi	2/2.0 (-1)	1,054 (-1%)	7mo	$116,000	$110	80
1130 E Suffock Ave	0.34mi	2/2.0 (-1)	1,063 (+0%)	6mo	$99,000	$93	73
5178 N Edie Dr	0.19mi	2/1.0 (-1)	980 (-8%)	5mo	$115,900	$118	66
4945 N Sierra Rd	0.27mi	3/2.0	1,176 (+11%)	5mo	$185,000	$157	65
5029 N Huffman Rd	0.28mi	2/1.5 (-1)	980 (-8%)	4mo	$154,900	$158	64
4851 N Sierra Rd	0.45mi	2/2.0 (-1)	960 (-9%)	9mo	$147,000	$153	51
1200 E Potter Ave	0.45mi	2/2.0 (-1)	938 (-12%)	9mo	$105,000	$112	47
2085 E Packard Ave	0.69mi	2/2.0 (-1)	960 (-9%)	1mo	$149,900	$156	46
4762 N Kelli Ln	0.72mi	3/2.0	924 (-13%)	8mo	$95,000	$103	38
2110 E Packard Ave	0.74mi	2/1.5 (-1)	937 (-12%)	3mo	$128,000	$137	37

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: -53.7%
• Equity multiple: -0.52×
• Total profit: $-51,778
• Equity at exit: $18,191

10-year hold

• IRR: —
• Equity multiple: -1.72×
• Total profit: $-93,001
• Equity at exit: $10,548

Cash invested: $34,160 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 13 under contract
• Months of supply: 5.5 mo (18%/mo absorbed)
• Median asking: $114,950 ($115/sqft)
• Median days on market: 82 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: +0.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 86409

• Rents YoY: 0.3%
• Active inventory: 955
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,116 high
• Mortgage (P&I): −$640
• Tax est. 1.5%: −$152 /mo · $1,830/yr
• Insurance: −$51
• HOA: −$500
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $-462

Break-even live

Break-even rent $1,700

Max offer price $55,172

Occupancy floor —

Sensitivity live

Price	-10% $-378	-5% $-420	+0% $-462	+5% $-504	+10% $-546
Rent	-10% $-550	-5% $-506	+0% $-462	+5% $-418	+10% $-374
Rate	-1.0pp $-400	-0.5pp $-431	base $-462	+0.5pp $-493	+1.0pp $-526

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: $30,500
• Closing costs: $3,660
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2570 E Ames Ave Kingman, AZ	2.0	1.0	728	$900	$1.24	6d	1	1.12mi
2635 E Punta Vista Kingman, AZ	3.0	2.0	1499	$1,648	$1.10	6d	1	1.13mi
2658 E Punta Vista Kingman, AZ	3.0	2.0	1205	$1,700	$1.41	139d	1	1.15mi
2786 E Punta Vista Kingman, AZ	4.0	2.0	1429	$1,680	$1.18	3d	1	1.28mi
2420 E John L Ave Kingman, AZ	2.0	2.0	1056	$630	$0.60	6d	1	1.30mi
2381 E Butler Ave Kingman, AZ	2.0	2.0	1152	$1,200	$1.04	139d	1	1.37mi

Listing history 50 events

1. 2026-09-24
   days on market $89,000 Active 1051 DOM
2. 2026-09-24
   days on market $89,000 Active 1050 DOM
3. 2026-09-22
   days on market $89,000 Active 1049 DOM
4. 2026-09-21
   days on market $89,000 Active 1048 DOM
5. 2026-09-20
   days on market $89,000 Active 1047 DOM
6. 2026-09-19
   days on market $89,000 Active 1046 DOM
7. 2026-09-18
   days on market $89,000 Active 1045 DOM
8. 2026-09-17
   days on market $89,000 Active 1044 DOM
9. 2026-09-16
   days on market $89,000 Active 1043 DOM
10. 2026-09-15
    days on market $89,000 Active 1042 DOM
11. 2026-09-14
    days on market $89,000 Active 1041 DOM
12. 2026-09-13
    days on market $89,000 Active 1040 DOM
13. 2026-09-12
    days on market $89,000 Active 1039 DOM
14. 2026-09-11
    days on market $89,000 Active 1038 DOM
15. 2026-09-05
    days on market $89,000 Active 1032 DOM
16. 2026-09-04
    days on market $89,000 Active 1031 DOM
17. 2026-08-31
    days on market $89,000 Active 1027 DOM
18. 2026-08-30
    days on market $89,000 Active 1026 DOM
19. 2026-08-29
    days on market $89,000 Active 1025 DOM
20. 2026-08-28
    days on market $89,000 Active 1024 DOM
21. 2026-08-27
    days on market $89,000 Active 1023 DOM
22. 2026-08-26
    days on market $89,000 Active 1022 DOM
23. 2026-08-25
    days on market $89,000 Active 1021 DOM
24. 2026-08-24
    days on market $89,000 Active 1020 DOM
25. 2026-08-23
    days on market $89,000 Active 1019 DOM
26. 2026-08-22
    days on market $89,000 Active 1018 DOM
27. 2026-08-21
    days on market $89,000 Active 1017 DOM
28. 2026-08-20
    days on market $89,000 Active 1016 DOM
29. 2026-08-19
    days on market $89,000 Active 1015 DOM
30. 2026-08-18
    days on market $89,000 Active 1014 DOM
31. 2026-08-17
    days on market $89,000 Active 1013 DOM
32. 2026-08-16
    days on market $89,000 Active 1012 DOM
33. 2026-08-15
    days on market $89,000 Active 1011 DOM
34. 2026-08-14
    days on market $89,000 Active 1010 DOM
35. 2026-08-13
    days on market $89,000 Active 1009 DOM
36. 2026-08-12
    days on market $89,000 Active 1008 DOM
37. 2026-08-11
    days on market $89,000 Active 1007 DOM
38. 2026-08-10
    days on market $89,000 Active 1006 DOM
39. 2026-08-09
    days on market $89,000 Active 1005 DOM
40. 2026-08-08
    days on market $89,000 Active 1004 DOM
41. 2026-08-07
    days on market $89,000 Active 1003 DOM
42. 2026-08-06
    days on market $89,000 Active 1002 DOM
43. 2026-08-05
    days on market $89,000 Active 1001 DOM
44. 2026-08-04
    days on market $89,000 Active 1000 DOM
45. 2026-08-03
    days on market $89,000 Active 999 DOM
46. 2026-07-31
    days on market $89,000 Active 996 DOM
47. 2026-07-30
    days on market $89,000 Active 995 DOM
48. 2026-07-29
    days on market $89,000 Active 994 DOM
49. 2026-07-27
    days on market $89,000 Active 992 DOM
50. 2026-07-25
    days on market $89,000 Active 990 DOM

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 9 d/yr ≥100°F today · 23 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: $13,387
• − Mortgage interest: −$6,834
• − Property taxes: −$1,830
• − Insurance: −$610
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − HOA: −$6,000
• − Depreciation: −$3,549
• Taxable loss: −$7,578
• Est. tax savings @ 24.0%: +$1,819
• After-tax cash flow: $-3,723/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.

Condition & rehab AI · 8 photos

Good 80/100 Cosmetic rehab Est. rehab $5,300–$15,900 screening

This manufactured home is in good condition with a modern kitchen and well-maintained exterior. It offers a good starting point for potential buyers or renters, with minor updates that could significantly enhance its value.

Value-add opportunities

• Both Painting exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can attract more potential buyers or renters. ↑
• Resale Upgrading kitchen appliances — Modern appliances can appeal to a broader range of buyers. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by attracting tech-savvy buyers and renters. ↑
• Both Upgrading flooring — High-quality flooring can improve the overall aesthetic and functionality of the home. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 10/100

Zoned Schools

Elementary Cerbat Elementary F AZ #963/1,109 Nat'l #38,100/41,679 Middle Kingman Middle School F AZ #180/218 Nat'l #13,186/14,009 High Kingman High School F AZ #364/381 Nat'l #16,861/17,239

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 · 209,184 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: 9% of renters

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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%

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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%

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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

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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

1 event — show timeline

• 2023-11-08 Listed $115,000 Zillow