1961 Atlantic Ave · Kingman, AZ 86401

$207,500

4 bd · 2.0 ba · 1,640 sqft · SingleFamily public records · 41 Days on market

Built 1964 7,405 sqft lot $127/sqft · at area comps Est $208k · at est.

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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 +16.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute 3 bedroom, 2 bathroom with extra rooms and a huge garage. This home has lots of potential and curb appeal. For an older home it has good sized closets and the one car garage has been enclosed. There is so much you could do with this home. The location is right in town and close to everything. Call today to view the inside. This is a great investment opportunity. The home was rented for $950.00 a month. The seller is selling his portfolio and 1 other home will be available as well.

Key facts

• Alley access
• Laundry room
• Bonus rooms

Tags

• ADDITIONAL STORAGE AREAS
• BONUS ROOMS
• PRIVATE ACCESS
• LAUNDRY ROOM
• 2-CAR ATTACHED GARAGE
• ALLEY ACCESS

Property features AI

Exterior

• Parking: Attached garage with garage door opener; 2-car garage
• Security: Prewired for security; Security system owned
• Utilities: Public water; Public sewer; Natural gas available; Underground utilities
• Home design: Single-family residence; One story; Entry with breakfast bar and ceiling fan
• Construction: Block construction; Membrane and shingle roof; Accessible full bath
• Exterior features: Covered patio; Patio; Block and chain link fencing; Water-smart landscaping; Paved road access

Interior

• Kitchen: Gas oven; Gas range; Dishwasher; Solid surface counters
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Ceiling fans; Window coverings; Prewired security and owned security system; Accessible full bathroom
• Laundry & utility: Electric dryer hookup; Dryer; Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $208k.

Deal economics

• At list price, monthly cash flow is $108 ($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 $169k (18.4% below list).
• Recommended offer: $169k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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 soft (-0.3%/yr); 969 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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 31% 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 $1k of loan paydown is wiped out by about $6k 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 ($201k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $159k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,318 (18.4% 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 18% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.23%
• DSCR: 1.10
• GRM: 10.2

CMA / ARV

• ARV (median comp): $207,543
• List price: $207,500
• Delta: -0.02%
• 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
1916 Pacific Ave	0.11mi	3/2.0 (-1)	1,800 (+10%)	4mo	$235,000	$131	71
1816 Club Ave	0.40mi	3/2.0 (-1)	1,648 (+0%)	6mo	$208,000	$126	70
2130 Club Ave	0.37mi	4/2.0	1,549 (-6%)	7mo	$249,900	$161	68
2410 Airfield Ave	0.54mi	3/2.0 (-1)	1,582 (-4%)	3mo	$279,900	$177	61
2727 Mullen Dr	0.47mi	3/2.0 (-1)	1,727 (+5%)	4mo	$190,000	$110	61
2202 Los Angeles St	0.43mi	4/2.0	1,812 (+10%)	4mo	$240,000	$132	59
2106 Fairgrounds Blvd	0.40mi	4/2.0	1,440 (-12%)	3mo	$159,000	$110	59
1834 Club Ave	0.37mi	3/2.0 (-1)	1,501 (-8%)	6mo	$299,600	$200	58
2504 Airfield Ct	0.51mi	3/2.0 (-1)	1,741 (+6%)	7mo	$275,000	$158	55
2604 Airfield Ct	0.48mi	3/2.0 (-1)	1,447 (-12%)	3mo	$270,000	$187	51
2534 Crozier Ave	0.60mi	3/2.0 (-1)	1,785 (+9%)	3mo	$230,000	$129	50
1930 Lucille Ave	0.53mi	3/2.0 (-1)	1,397 (-15%)	6mo	$240,000	$172	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.45×
• Total profit: $-31,824
• Equity at exit: $30,939

10-year hold

• IRR: -12.8%
• Equity multiple: 0.34×
• Total profit: $-38,458
• Equity at exit: $17,941

Cash invested: $58,100 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,693 high
• Mortgage (P&I): −$1,088
• Tax from tax record: −$55 /mo · $663/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $108

Break-even live

Break-even rent $1,557

Max offer price $207,500

Occupancy floor 89%

Sensitivity live

Price	-10% $225	-5% $166	+0% $108	+5% $49	+10% $-10
Rent	-10% $-26	-5% $41	+0% $108	+5% $175	+10% $242
Rate	-1.0pp $212	-0.5pp $161	base $108	+0.5pp $54	+1.0pp $-1

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: $51,875
• Closing costs: $6,225
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1947 Hope Ave Kingman, AZ	3.0	2.0	1529	$1,500	$0.98	45d	1	0.09mi
1833 Atlantic Ave Kingman, AZ	3.0	2.0	1506	$1,495	$0.99	45d	1	0.25mi
2201 Davis Ave Kingman, AZ	3.0	1.0	1164	$1,228	$1.05	45d	1	0.35mi
2201 Los Angeles St Kingman, AZ	3.0	2.0	1564	$1,348	$0.86	15d	1	0.39mi
2545 Kemp Ave Kingman, AZ	3.0	2.0	1481	$1,750	$1.18	45d	1	0.53mi
2021 Chambers Ave Kingman, AZ	3.0	2.0	1454	$1,500	$1.03	45d	1	0.68mi
915 E Berk Ave Kingman, AZ	3.0	2.0	1175	$1,495	$1.27	45d	1	0.82mi
732 Vista Grande Dr Kingman, AZ	3.0	2.0	1212	$1,600	$1.32	45d	1	1.02mi
733 Pala Mesa Dr Kingman, AZ	3.0	2.0	1355	$1,650	$1.22	45d	1	1.06mi
3423 N Fairfax St Kingman, AZ	3.0	2.0	1397	$1,700	$1.22	15d	1	1.09mi
3418 Mulberry Ln Kingman, AZ	3.0	2.0	1397	$1,695	$1.21	15d	1	1.09mi
660 Country Club Dr Kingman, AZ	3.0	2.0	1617	$2,000	$1.24	45d	1	1.10mi
3289 Tierra del Sol Dr Kingman, AZ	4.0	3.0	1960	$2,800	$1.43	45d	1	1.11mi
3571 N Moore St Kingman, AZ	3.0	2.0	1288	$2,450	$1.90	45d	1	1.13mi
3595 N Skylark Rd Kingman, AZ	3.0	2.0	1138	$1,475	$1.30	45d	1	1.16mi
2743 Chambers Ave Kingman, AZ	3.0	2.0	1580	$1,850	$1.17	23d	1	1.23mi
2604 Phoenix Ave Kingman, AZ	3.0	2.0	1582	$1,648	$1.04	15d	1	1.25mi
2820 Wikieup Ave Kingman, AZ	3.0	2.0	1196	$1,325	$1.11	45d	1	1.28mi
2807 Louise Ave Kingman, AZ	3.0	2.0	1140	$1,275	$1.12	15d	1	1.32mi
3644 N Lomita St Kingman, AZ	4.0	2.0	1717	$1,700	$0.99	45d	1	1.35mi
3631 N Miller St Kingman, AZ	3.0	2.0	1593	$2,450	$1.54	23d	1	1.37mi
1495 Franklin Dr Kingman, AZ	3.0	2.0	1422	$1,650	$1.16	45d	1	1.39mi
1495 Franklin Dr Kingman, AZ	3.0	2.0	1422	$1,650	$1.16	15d	1	1.39mi
3146 N Melody St Kingman, AZ	3.0	2.0	1175	$1,550	$1.32	45d	1	1.41mi
3695 N Adams St Kingman, AZ	3.0	2.0	1331	$1,600	$1.20	45d	1	1.46mi

Listing history 25 events

1. 2026-06-21
   days on market $207,500 Active 41 DOM
2. 2026-06-18
   days on market $207,500 Active 38 DOM
3. 2026-06-17
   days on market $207,500 Active 37 DOM
4. 2026-06-16
   days on market $207,500 Active 36 DOM
5. 2026-06-15
   days on market $207,500 Active 35 DOM
6. 2026-06-14
   days on market $207,500 Active 33 DOM
7. 2026-06-13
   days on market $207,500 Active 32 DOM
8. 2026-06-10
   days on market $207,500 Active 30 DOM
9. 2026-06-09
   days on market $207,500 Active 29 DOM
10. 2026-06-09
    price $207,500 Active 28 DOM
11. 2026-06-08
    days on market $210,000 Active 28 DOM
12. 2026-06-07
    days on market $210,000 Active 27 DOM
13. 2026-06-05
    days on market $210,000 Active 24 DOM
14. 2026-06-03
    days on market $210,000 Active 23 DOM
15. 2026-06-02
    pricedays on market $210,000 Active 22 DOM
16. 2026-06-01
    days on market $212,500 Active 21 DOM
17. 2026-05-31
    days on market $212,500 Active 20 DOM
18. 2026-05-30
    days on market $212,500 Active 19 DOM
19. 2026-05-11
    listed $215,000 Active 997-char remark
20. 2021-05-26
    soldstatus $159,000 490-char remark

    Show marketing remark (490 chars)

    Cute 3 bedroom, 2 bathroom with extra rooms and a huge garage. This home has lots of potential and curb appeal. For an older home it has good sized closets and the one car garage has been enclosed. There is so much you could do with this home. The location is right in town and close to everything. Call today to view the inside. This is a great investment opportunity. The home was rented for $950.00 a month. The seller is selling his portfolio and 1 other home will be available as well.

21. 2021-05-26
    soldstatus $159,000

    Show marketing remark (490 chars)

    Cute 3 bedroom, 2 bathroom with extra rooms and a huge garage. This home has lots of potential and curb appeal. For an older home it has good sized closets and the one car garage has been enclosed. There is so much you could do with this home. The location is right in town and close to everything. Call today to view the inside. This is a great investment opportunity. The home was rented for $950.00 a month. The seller is selling his portfolio and 1 other home will be available as well.

22. 2021-03-09
    listed $154,000 490-char remark

    Show marketing remark (490 chars)

    Cute 3 bedroom, 2 bathroom with extra rooms and a huge garage. This home has lots of potential and curb appeal. For an older home it has good sized closets and the one car garage has been enclosed. There is so much you could do with this home. The location is right in town and close to everything. Call today to view the inside. This is a great investment opportunity. The home was rented for $950.00 a month. The seller is selling his portfolio and 1 other home will be available as well.

23. 2019-11-21
    soldstatus $110,000

    Show marketing remark (467 chars)

    Don't let this home slip away from you. This very spacious and roomy 3 bedroom 2 bath home has a ton of potential and is just waiting for you to make this your next home project. It has been home to the same family since 1964 and is now ready for the next family. The LARGE garage / workshop has a ton of room for your storage and projects. The front yard has a ton of personality and great curb appeal. Come see it for yourself and imagine what you could do with it!

24. 2019-11-21
    soldstatus $110,000

    Show marketing remark (467 chars)

    Don't let this home slip away from you. This very spacious and roomy 3 bedroom 2 bath home has a ton of potential and is just waiting for you to make this your next home project. It has been home to the same family since 1964 and is now ready for the next family. The LARGE garage / workshop has a ton of room for your storage and projects. The front yard has a ton of personality and great curb appeal. Come see it for yourself and imagine what you could do with it!

25. 2019-09-14
    listed $129,900

    Show marketing remark (467 chars)

    Don't let this home slip away from you. This very spacious and roomy 3 bedroom 2 bath home has a ton of potential and is just waiting for you to make this your next home project. It has been home to the same family since 1964 and is now ready for the next family. The LARGE garage / workshop has a ton of room for your storage and projects. The front yard has a ton of personality and great curb appeal. Come see it for yourself and imagine what you could do with it!

ⓘ 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: $663 · $55/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$706/yr (+$59/mo · 106.5%)

ⓘ 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 · 18 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: $20,318
• − Mortgage interest: −$11,623
• − Property taxes: −$663
• − Insurance: −$1,038
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − Depreciation: −$6,036
• Taxable loss: −$2,293
• Est. tax savings @ 24.0%: +$550
• After-tax cash flow: $1,843/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

+59.7% since first listed

10 events — show timeline

• 2026-06-09 Price Changed $207,500 WARDEX
• 2026-06-01 Price Changed $210,000 WARDEX
• 2026-05-27 Price Changed $212,500 WARDEX
• 2026-05-11 Listed $215,000 WARDEX
• 2021-05-26 Sold (Public Records) $159,000 Public Records
• 2021-05-26 Sold (MLS) $159,000 WARDEX
• 2021-03-09 Listed $154,000 WARDEX
• 2019-11-21 Sold (Public Records) $110,000 Public Records
• 2019-11-21 Sold (MLS) $110,000 WARDEX
• 2019-09-14 Listed $129,900 WARDEX

Property tax history

+2.5%/yr

Latest (2025): $663 · -0.2% YoY. Source: county tax records.