3012 E Lass Ave · New Kingman-Butler, AZ 86409

$63,500

3 bd · 2.0 ba · 1,152 sqft · Land public records · 78 Days on market

Built 1997 6,098 sqft lot $55/sqft · 257% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Nice size single wide, measuring 16x72, a 1997 Redmond New Moon model. This mobile was abused and needs a new owner to bring it back to life. If you are a good handyman, then this property may be just right for you, and priced to add value when you complete the repair. This property could make a great future rental/investment property.

Key facts

• 6,098 sq ft lot
• Built 1997
• Listed 78 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $64k.

Deal economics

• At list price, monthly cash flow is $788 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $60k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.2% 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; 647 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% 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 35% 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 $439 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,690 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.34% ✓
• Cap rate: 21.18%
• Cash-on-cash: 53.18%
• DSCR: 3.37
• GRM: 3.6

CMA / ARV

• ARV (median comp): $17,785
• List price: $63,500
• Delta: 257.05%
• Verdict: OVERPRICED
• Comps: 18 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 48.3%
• Equity multiple: 3.02×
• Total profit: $35,998
• Equity at exit: $9,468

10-year hold

• IRR: 52.8%
• Equity multiple: 5.54×
• Total profit: $80,796
• Equity at exit: $5,490

Cash invested: $17,780 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,487 high
• Mortgage (P&I): −$333
• Tax from tax record: −$27 /mo · $327/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $788

Break-even live

Break-even rent $490

Max offer price $63,500

Occupancy floor 42%

Sensitivity live

Price	-10% $824	-5% $806	+0% $788	+5% $770	+10% $752
Rent	-10% $671	-5% $729	+0% $788	+5% $847	+10% $905
Rate	-1.0pp $820	-0.5pp $804	base $788	+0.5pp $772	+1.0pp $755

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: $15,875
• Closing costs: $1,905
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2915 E Thompson Ave Kingman, AZ	2.0	2.0	792	$1,150	$1.45	45d	1	0.13mi
2995 E Ames Ave Kingman, AZ	3.0	2.0	1221	$1,250	$1.02	45d	1	0.23mi
2658 E Punta Vista Kingman, AZ	3.0	2.0	1205	$1,700	$1.41	45d	1	0.72mi
3356 E El Tovar Ave Kingman, AZ	3.0	2.0	1356	$1,975	$1.46	45d	1	0.72mi
2381 E Butler Ave Kingman, AZ	2.0	2.0	1152	$1,200	$1.04	45d	1	0.79mi
3665 E Koval Dr Kingman, AZ	3.0	2.0	1400	$1,665	$1.19	14d	1	1.31mi

Listing history 9 events

1. 2026-05-06
   status Pending 337-char remark

   Show marketing remark (337 chars)

   Nice size single wide, measuring 16x72, a 1997 Redmond New Moon model. This mobile was abused and needs a new owner to bring it back to life. If you are a good handyman, then this property may be just right for you, and priced to add value when you complete the repair. This property could make a great future rental/investment property.

2. 2026-02-18
   listed $63,500 Active 337-char remark

   Show marketing remark (337 chars)

   Nice size single wide, measuring 16x72, a 1997 Redmond New Moon model. This mobile was abused and needs a new owner to bring it back to life. If you are a good handyman, then this property may be just right for you, and priced to add value when you complete the repair. This property could make a great future rental/investment property.

3. 2022-12-28
   soldstatus $143,500 Closed 482-char remark

   Show marketing remark (482 chars)

   Clean as a whistle! Move in ready! Beautifully landscaped and fully fenced! NEW interior and exterior paint. .. NEW attractive wood laminate flooring. .. NEW carpet in the bedrooms! Spacious dine in kitchen features recessed lighting. .. lot's of cabinets and a gas stove! Large main bedroom boasts a dual sink vanity and a garden tub! Just bring your toothbrush and move right in. Great home for a great price! Call today for your personal tour! Listing Agent is Owner of Property.

4. 2022-12-28
   soldstatus $143,500

   Show marketing remark (482 chars)

   Clean as a whistle! Move in ready! Beautifully landscaped and fully fenced! NEW interior and exterior paint. .. NEW attractive wood laminate flooring. .. NEW carpet in the bedrooms! Spacious dine in kitchen features recessed lighting. .. lot's of cabinets and a gas stove! Large main bedroom boasts a dual sink vanity and a garden tub! Just bring your toothbrush and move right in. Great home for a great price! Call today for your personal tour! Listing Agent is Owner of Property.

5. 2022-11-19
   status Pending 482-char remark

   Show marketing remark (482 chars)

   Clean as a whistle! Move in ready! Beautifully landscaped and fully fenced! NEW interior and exterior paint. .. NEW attractive wood laminate flooring. .. NEW carpet in the bedrooms! Spacious dine in kitchen features recessed lighting. .. lot's of cabinets and a gas stove! Large main bedroom boasts a dual sink vanity and a garden tub! Just bring your toothbrush and move right in. Great home for a great price! Call today for your personal tour! Listing Agent is Owner of Property.

6. 2022-10-25
   price $144,900 482-char remark

   Show marketing remark (482 chars)

   Clean as a whistle! Move in ready! Beautifully landscaped and fully fenced! NEW interior and exterior paint. .. NEW attractive wood laminate flooring. .. NEW carpet in the bedrooms! Spacious dine in kitchen features recessed lighting. .. lot's of cabinets and a gas stove! Large main bedroom boasts a dual sink vanity and a garden tub! Just bring your toothbrush and move right in. Great home for a great price! Call today for your personal tour! Listing Agent is Owner of Property.

7. 2022-10-18
   price $148,900 482-char remark

   Show marketing remark (482 chars)

   Clean as a whistle! Move in ready! Beautifully landscaped and fully fenced! NEW interior and exterior paint. .. NEW attractive wood laminate flooring. .. NEW carpet in the bedrooms! Spacious dine in kitchen features recessed lighting. .. lot's of cabinets and a gas stove! Large main bedroom boasts a dual sink vanity and a garden tub! Just bring your toothbrush and move right in. Great home for a great price! Call today for your personal tour! Listing Agent is Owner of Property.

8. 2022-09-29
   price $149,900 482-char remark

   Show marketing remark (482 chars)

   Clean as a whistle! Move in ready! Beautifully landscaped and fully fenced! NEW interior and exterior paint. .. NEW attractive wood laminate flooring. .. NEW carpet in the bedrooms! Spacious dine in kitchen features recessed lighting. .. lot's of cabinets and a gas stove! Large main bedroom boasts a dual sink vanity and a garden tub! Just bring your toothbrush and move right in. Great home for a great price! Call today for your personal tour! Listing Agent is Owner of Property.

9. 2022-09-19
   listed $160,000 Active 482-char remark

   Show marketing remark (482 chars)

   Clean as a whistle! Move in ready! Beautifully landscaped and fully fenced! NEW interior and exterior paint. .. NEW attractive wood laminate flooring. .. NEW carpet in the bedrooms! Spacious dine in kitchen features recessed lighting. .. lot's of cabinets and a gas stove! Large main bedroom boasts a dual sink vanity and a garden tub! Just bring your toothbrush and move right in. Great home for a great price! Call today for your personal tour! Listing Agent is Owner of Property.

ⓘ 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: $327 · $27/mo
• Projected year-2 tax: $419 · $35/mo
• Expected delta: +$92/yr (+$8/mo · 28.1%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 17 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: $17,844
• − Mortgage interest: −$3,557
• − Property taxes: −$327
• − Insurance: −$318
• − Repairs & maintenance: −$1,428
• − Management: −$1,428
• − Depreciation: −$1,847
• Taxable income: $8,940
• Est. tax owed @ 24.0%: −$2,146
• After-tax cash flow: $7,310/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

-60.3% since first listed

9 events — show timeline

• 2026-05-06 Pending — WARDEX
• 2026-02-18 Listed $63,500 WARDEX
• 2022-12-28 Sold (Public Records) $143,500 Public Records
• 2022-12-28 Sold (MLS) $143,500 WARDEX
• 2022-11-19 Pending — WARDEX
• 2022-10-25 Price Changed $144,900 WARDEX
• 2022-10-18 Price Changed $148,900 WARDEX
• 2022-09-29 Price Changed $149,900 WARDEX
• 2022-09-19 Listed $160,000 WARDEX

Property tax history

+1.3%/yr

Latest (2025): $327 · +1.6% YoY. Source: county tax records.