522 Metcalfe Rd · Kingman, AZ 86401

$250,000

4 bd · 4.0 ba · 1,446 sqft · MultiFamily public records · 19 Days on market

Built 1954 3,485 sqft lot

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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 +15.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Opportunity meets charm in this well-located duplex just minutes from downtown Kingman and conveniently situated near the iconic Route 66 and the area's beloved museums. Built in 1954, this inviting property offers a blend of character, functionality, and income-producing potential. Each unit features 1 bedroom, 1 bathroom, with comfortable living spaces and private outdoor areas where residents can relax and enjoy the beautiful views of the Hualapai Mountains. Whether you're looking to expand your investment portfolio, offset your mortgage with rental income, or create a flexible multi-generational living arrangement, this property offers a variety of possibilities. Currently generating $1

Key facts

• Desirable location
• Well located duplex
• 3,485 sq ft lot

Tags

• WELL LOCATED DUPLEX
• PRIVATE OUTDOOR AREAS
• INCOME PRODUCING POTENTIAL
• DESIRABLE LOCATION

Property features AI

Finance

• Other: Property located in Monte Vista Tract near W Spring St; directions: From W Beale St, turn right (north) onto Metcalf, located on the right past W Spring St
• Financial info: Two rental units with listed actual rents: one at $900 and one at $800
• HOA & community: No HOA information provided

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Duplex residential income property; R1 Single-Family Residential zoning
• Construction: No construction year or foundation details provided
• Exterior features: Shingle roof; Lot dimensions approximately 50 x 67

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Two 1-bedroom units
• Flooring: No flooring details provided
• Bathrooms: Two 1-bath units
• Heating & cooling: Wall furnace heating; Evaporative cooling
• Interior features: Unfurnished
• Laundry & utility: No laundry or utility room details provided

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1-bath units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $81 ($967/yr) — positive. Per door: $40/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (8.4% below list).
• Recommended offer: $229k (8.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Desert Willow Elementary School (math 27% / reading 32%, grade F, #548 of 1,109 statewide, top 51%, 467 students, 75% FRL); White Cliffs Middle School (math 24% / reading 34%, grade F, #90 of 218 statewide, top 42%, 585 students, 38% FRL); Lee Williams High School (math 21% / reading 27%, grade F, #202 of 381 statewide, top 54%, 1,052 students, 33% FRL).
• Market conditions: Rents soft (-0.3%/yr); 969 active listings in the ZIP; 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• This rent runs 42% of the median local income ($66k/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 $8k 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 19 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y 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.
• Current owner paid $180k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 8→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,900 (8.4% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.38%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.40×
• Total profit: $-42,050
• Equity at exit: $37,276

10-year hold

• IRR: -16.6%
• Equity multiple: 0.20×
• Total profit: $-55,789
• Equity at exit: $21,615

Cash invested: $70,000 (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 86401

• Home prices YoY: -33.8%
• Rents YoY: -0.3%
• Active inventory: 969
• Price-to-rent: 18.2×

Monthly cashflow live

• Estimated rent: $2,289 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $81

Break-even live

Break-even rent $2,187

Max offer price $250,000

Occupancy floor 91%

Sensitivity live

Price	-10% $253	-5% $167	+0% $81	+5% $-6	+10% $-92
Rent	-10% $-100	-5% $-10	+0% $81	+5% $171	+10% $261
Rate	-1.0pp $207	-0.5pp $144	base $81	+0.5pp $16	+1.0pp $-50

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$2,290
Total (2 units)			$2,289

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $250,000 Active 19 DOM
2. 2026-06-18
   days on market $250,000 Active 16 DOM
3. 2026-06-17
   days on market $250,000 Active 15 DOM
4. 2026-06-16
   days on market $250,000 Active 14 DOM
5. 2026-06-15
   days on market $250,000 Active 13 DOM
6. 2026-06-14
   days on market $250,000 Active 11 DOM
7. 2026-06-13
   days on market $250,000 Active 10 DOM
8. 2026-06-10
   days on market $250,000 Active 8 DOM
9. 2026-06-09
   days on market $250,000 Active 7 DOM
10. 2026-06-08
    days on market $250,000 Active 6 DOM
11. 2026-06-07
    days on market $250,000 Active 5 DOM
12. 2026-06-05
    days on market $250,000 Active 2 DOM
13. 2026-06-03
    remarks 699-char remark
14. 2026-06-03
    listed $250,000 Active 1 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 8 d/yr ≥100°F today · 19 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: $27,468
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,197
• − Management: −$2,197
• − Depreciation: −$7,273
• Taxable loss: −$3,203
• Est. tax savings @ 24.0%: +$769
• After-tax cash flow: $1,736/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): 30,124
• Household income: $66,129
• Rent vs Own: 27.3% rent · 72.7% own
• Severe rent burden: 985.0

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% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Lithuanian 4% Slovak 2% Portuguese 2%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Asian/Pacific 1% Other Indo-European 1%

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: ▼ -128.30%
• Current HPI: 251.8208
• Rent YoY: ▼ -0.28%
• 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

+762.1% since first listed

20 events — show timeline

• 2026-06-02 Listed $250,000 WARDEX
• 2025-04-22 Listed $255,000 WARDEX
• 2025-02-05 Price Changed $285,000 WARDEX
• 2025-01-24 Listed $290,000 WARDEX
• 2024-12-31 Listed $299,900 WARDEX
• 2023-11-23 Rental Removed $850 RENTEC
• 2023-11-18 Listed for Rent $850 RENTEC
• 2023-09-08 Sold (Public Records) $180,000 Public Records
• 2023-09-08 Sold (MLS) $180,000 WARDEX
• 2023-08-25 Pending — WARDEX
• 2023-08-13 Delisted — WARDEX
• 2023-06-14 Listed $185,000 WARDEX
• 2022-03-02 Listed $189,999 WARDEX
• 2021-11-30 Sold (Public Records) $139,000 Public Records
• 2021-11-30 Sold (MLS) $139,000 WARDEX
• 2021-06-29 Listed $159,500 WARDEX
• 2014-10-24 Sold (Public Records) $52,000 Public Records
• 2007-02-02 Sold (Public Records) $138,000 Public Records
• 2005-06-27 Sold (Public Records) $108,000 Public Records
• 2000-03-17 Sold (Public Records) $29,000 Public Records

Property tax history

-1.3%/yr

Latest (2025): $410 · +0.4% YoY. Source: county tax records.