3746 N Wells St · Kingman, AZ 86409

$225,000

3 bd · 2.0 ba · 1,525 sqft · SingleFamily public records · 63 Days on market

Built 1972 7,405 sqft lot Est $307k · 27% under ↓ 14% since listing

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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 +15.5/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• Livability +4.0/5.0
• 1% rule +3.0/10.0
• 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

Fully remodeled home on large 75x100 foot lot. New Windows, New AC heater unit. New Cabinets, Granite countertops. Vinyl and Carpet flooring. RV Parking. Centrally located.

Key facts

• Large corner lot
• Open layout
• Granite countertops

Tags

• LARGE CORNER LOT
• FULLY FENCED YARD
• VINYL PLANK FLOORING
• ABUNDANT NATURAL LIGHT
• OPEN LAYOUT
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/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 $179k (20.5% below list).
• Recommended offer: $179k (20.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.6% 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-, schools D+.
• 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; 21 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 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 63 days — a 6% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $25k (10%) 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 $178,987 (20.5% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. 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 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: 0.80% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.76%
• DSCR: 1.08
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $306,525
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3640 N Kenneth Rd	0.28mi	3/2.0	1,595 (+5%)	2mo	$287,000	$180	78
2078 Roy Rogers Way	0.22mi	3/2.0	1,420 (-7%)	2mo	$310,000	$218	77
3730 N Miller St	0.29mi	3/2.0	1,596 (+5%)	2mo	$294,999	$185	77
3953 Rex Allen Ct	0.44mi	3/2.0	1,440 (-6%)	1mo	$318,000	$221	70
2156 Alan Ladd Dr	0.51mi	3/2.0	1,472 (-4%)	2mo	$329,000	$224	69
2200 Alan Ladd Dr	0.48mi	3/2.0	1,593 (+4%)	3mo	$344,000	$216	68
3645 N Verdugo Rd	0.20mi	3/2.0	1,317 (-14%)	0mo	$232,900	$177	68
2085 Alan Ladd Dr	0.54mi	4/2.0 (+1)	1,559 (+2%)	0mo	$277,000	$178	66
3615 N Verdugo Rd	0.26mi	3/2.0	1,323 (-13%)	1mo	$247,500	$187	65
3561 N Lomita St	0.38mi	3/2.0	1,341 (-12%)	0mo	$280,000	$209	62
3636 N Irving St	0.40mi	3/2.0	1,325 (-13%)	2mo	$266,900	$201	58
3632 N Irving St	0.40mi	3/2.0	1,325 (-13%)	2mo	$266,900	$201	58

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: -16.2%
• Equity multiple: 0.44×
• Total profit: $-35,389
• Equity at exit: $33,548

10-year hold

• IRR: -12.6%
• Equity multiple: 0.33×
• Total profit: $-41,947
• Equity at exit: $19,454

Cash invested: $63,000 (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 86409

• Rents YoY: 0.3%
• Active inventory: 643
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,790 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$48 /mo · $578/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $92

Break-even live

Break-even rent $1,673

Max offer price $225,000

Occupancy floor 90%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3838 Heritage Ln Kingman, AZ	2.0	2.0	1285	$1,650	$1.28	43d	1	0.19mi
3695 N Adams St Kingman, AZ	3.0	2.0	1331	$1,600	$1.20	43d	1	0.25mi
3644 N Lomita St Kingman, AZ	4.0	2.0	1717	$1,700	$0.99	43d	1	0.26mi
2244 Dollarhide Dr Kingman, AZ	3.0	2.0	1628	$1,948	$1.20	13d	1	0.29mi
3595 N Skylark Rd Kingman, AZ	3.0	2.0	1138	$1,475	$1.30	43d	1	0.33mi
2118 Gene Autry Dr Kingman, AZ	3.0	2.0	1494	$1,850	$1.24	43d	1	0.34mi
3838 Meadowbrook Ln Kingman, AZ	3.0	2.0	1602	$1,800	$1.12	21d	1	0.35mi
3631 N Miller St Kingman, AZ	3.0	2.0	1593	$2,450	$1.54	21d	1	0.36mi
3571 N Moore St Kingman, AZ	3.0	2.0	1288	$2,450	$1.90	43d	1	0.36mi
3953 Rex Allen Ct Kingman, AZ	3.0	2.0	1440	$1,750	$1.22	13d	1	0.43mi
3736 N Roosevelt St Kingman, AZ	3.0	2.0	1093	$1,425	$1.30	43d	1	0.45mi
3932 Lindsey Ave Kingman, AZ	3.0	2.0	1335	$1,500	$1.12	43d	1	0.84mi
969 Shadow Crest Cir Kingman, AZ	2.0	2.0	1239	$1,450	$1.17	43d	1	1.14mi
980 Astor Ave Unit 2 Kingman, AZ	2.0	2.0	1100	$1,350	$1.23	13d	1	1.24mi
3423 N Fairfax St Kingman, AZ	3.0	2.0	1397	$1,700	$1.22	13d	1	1.25mi
936 Astor Ave Unit 1 Kingman, AZ	2.0	2.0	1100	$1,400	$1.27	43d	1	1.27mi
3418 Mulberry Ln Kingman, AZ	3.0	2.0	1397	$1,695	$1.21	13d	1	1.27mi
924 Astor Ave Unit 2 Kingman, AZ	2.0	2.0	1100	$1,650	$1.50	21d	1	1.28mi
733 Pala Mesa Dr Kingman, AZ	3.0	2.0	1355	$1,650	$1.22	43d	1	1.46mi
915 E Berk Ave Kingman, AZ	3.0	2.0	1175	$1,495	$1.27	43d	1	1.46mi
732 Vista Grande Dr Kingman, AZ	3.0	2.0	1212	$1,600	$1.32	43d	1	1.50mi

Listing history 18 events

1. 2026-03-23
   status Pending
2. 2026-03-11
   status Active
3. 2025-12-26
   status Pending
4. 2025-12-26
   price $225,000
5. 2025-12-26
   price $214,900
6. 2025-12-18
   price $199,900
7. 2025-12-16
   price $209,900
8. 2025-12-11
   price $214,900
9. 2025-12-06
   price $219,900
10. 2025-12-01
    price $224,900
11. 2025-11-25
    price $229,900
12. 2025-11-20
    price $234,900
13. 2025-11-15
    price $239,900
14. 2025-11-05
    listed $249,900 Active
15. 2025-09-13
    price $249,900
16. 2025-05-13
    listed $254,900 Active
17. 2022-04-08
    soldstatus $250,000 172-char remark

    Show marketing remark (172 chars)

    Fully remodeled home on large 75x100 foot lot. New Windows, New AC heater unit. New Cabinets, Granite countertops. Vinyl and Carpet flooring. RV Parking. Centrally located.

18. 2022-03-07
    listed $249,900 172-char remark

    Show marketing remark (172 chars)

    Fully remodeled home on large 75x100 foot lot. New Windows, New AC heater unit. New Cabinets, Granite countertops. Vinyl and Carpet flooring. RV Parking. Centrally located.

ⓘ 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: $578 · $48/mo
• Projected year-2 tax: $1,485 · $124/mo
• Expected delta: +$907/yr (+$76/mo · 157.0%)

ⓘ 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 (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: $21,478
• − Mortgage interest: −$12,603
• − Property taxes: −$578
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,718
• − Management: −$1,718
• − Depreciation: −$6,545
• Taxable loss: −$2,810
• Est. tax savings @ 24.0%: +$674
• After-tax cash flow: $1,780/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

-14.0% since first listed

18 events — show timeline

• 2026-03-23 Pending — WARDEX
• 2026-03-11 Relisted — WARDEX
• 2025-12-26 Pending — WARDEX
• 2025-12-26 Price Changed $214,900 WARDEX
• 2025-12-26 Price Changed $225,000 WARDEX
• 2025-12-18 Price Changed $199,900 WARDEX
• 2025-12-16 Price Changed $209,900 WARDEX
• 2025-12-11 Price Changed $214,900 WARDEX
• 2025-12-06 Price Changed $219,900 WARDEX
• 2025-12-01 Price Changed $224,900 WARDEX
• 2025-11-25 Price Changed $229,900 WARDEX
• 2025-11-20 Price Changed $234,900 WARDEX
• 2025-11-15 Price Changed $239,900 WARDEX
• 2025-11-05 Listed $249,900 WARDEX
• 2025-09-13 Price Changed $249,900 WARDEX
• 2025-05-13 Listed $254,900 WARDEX
• 2022-04-08 Sold (MLS) $250,000 WARDEX
• 2022-03-07 Listed $249,900 WARDEX

Property tax history

+36.3%/yr

Latest (2025): $578 · -0.2% YoY. Source: county tax records.