1907 Pico St · Kingman, AZ 86401

$170,000

4 bd · 2.0 ba · 2,532 sqft · SingleFamily public records · 311 Days on market

Built 1975 0.25 ac lot $67/sqft · 35% below area Est $260k · 35% under

---

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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +5.9/10.0
• 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

Listing remarks MLS

Investor special! This prime corner lot property with 2,532 sq. ft. of living space is a rare find at just $67 per square foot. Currently zoned and utilized as residential, there is potential to revert to C-3 zoning (buyer to verify). Situated on a high-visibility corner along N. Stockton Hill Rd. , it offers excellent exposure and accessibility. Slump block construction provides durability and low maintenance, while the spacious layout and lot offer endless renovation or redevelopment opportunities. Whether you're planning a profitable flip, a long-term rental, or a strategic use conversion, this property's location, size, and price make it a standout investment. * Not all rooms are shown in photos.

Key facts

• Accessibility
• Excellent exposure
• Corner lot

Tags

• CORNER LOT
• SLUMP BLOCK CONSTRUCTION
• EXCELLENT EXPOSURE
• ACCESSIBILITY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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-, 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); 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).
• 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 34% 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 $5k 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 311 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $75k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $170k implies a 143% gain — meaningful room to come down on a strong offer.

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 $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 311 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. 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: 1.09% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.14%
• DSCR: 1.50
• GRM: 7.6

CMA / ARV

• ARV (median comp): $259,628
• List price: $170,000
• Delta: -34.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1914 Arlington St	0.03mi	4/2.0	2,437 (-4%)	12mo	$269,000	$110	83
2269 Mesa Cir	0.75mi	5/2.0 (+1)	2,394 (-6%)	2mo	$540,000	$226	49
2013 Golden Gate Ave	0.67mi	3/2.0 (-1)	2,254 (-11%)	24mo	$265,000	$118	26
2237 Mesa Dr	0.74mi	4/2.5	2,812 (+11%)	23mo	$560,000	$199	25

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: -2.8%
• Equity multiple: 0.90×
• Total profit: $-4,919
• Equity at exit: $25,348

10-year hold

• IRR: 3.5%
• Equity multiple: 1.22×
• Total profit: $10,632
• Equity at exit: $14,698

Cash invested: $47,600 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,860 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$66 /mo · $787/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $442

Break-even live

Break-even rent $1,301

Max offer price $170,000

Occupancy floor 71%

Sensitivity live

Price	-10% $538	-5% $490	+0% $442	+5% $394	+10% $346
Rent	-10% $295	-5% $368	+0% $442	+5% $515	+10% $589
Rate	-1.0pp $527	-0.5pp $485	base $442	+0.5pp $398	+1.0pp $353

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-21
   days on market $170,000 Active 311 DOM
2. 2026-06-18
   days on market $170,000 Active 308 DOM
3. 2026-06-17
   days on market $170,000 Active 307 DOM
4. 2026-06-16
   days on market $170,000 Active 306 DOM
5. 2026-06-15
   days on market $170,000 Active 305 DOM
6. 2026-06-14
   days on market $170,000 Active 303 DOM
7. 2026-06-13
   days on market $170,000 Active 302 DOM
8. 2026-06-10
   days on market $170,000 Active 300 DOM
9. 2026-06-09
   days on market $170,000 Active 299 DOM
10. 2026-06-08
    days on market $170,000 Active 298 DOM
11. 2026-06-07
    days on market $170,000 Active 297 DOM
12. 2026-06-05
    days on market $170,000 Active 294 DOM
13. 2026-06-03
    days on market $170,000 Active 293 DOM
14. 2026-06-02
    days on market $170,000 Active 292 DOM
15. 2026-06-01
    days on market $170,000 Active 291 DOM
16. 2026-05-31
    days on market $170,000 Active 290 DOM
17. 2026-05-30
    days on market $170,000 Active 289 DOM
18. 2026-04-12
    price $170,000 710-char remark

    Show marketing remark (710 chars)

    Investor special! This prime corner lot property with 2,532 sq. ft. of living space is a rare find at just $67 per square foot. Currently zoned and utilized as residential, there is potential to revert to C-3 zoning (buyer to verify). Situated on a high-visibility corner along N. Stockton Hill Rd. , it offers excellent exposure and accessibility. Slump block construction provides durability and low maintenance, while the spacious layout and lot offer endless renovation or redevelopment opportunities. Whether you're planning a profitable flip, a long-term rental, or a strategic use conversion, this property's location, size, and price make it a standout investment. * Not all rooms are shown in photos.

19. 2026-04-03
    price $175,000 710-char remark

    Show marketing remark (710 chars)

    Investor special! This prime corner lot property with 2,532 sq. ft. of living space is a rare find at just $67 per square foot. Currently zoned and utilized as residential, there is potential to revert to C-3 zoning (buyer to verify). Situated on a high-visibility corner along N. Stockton Hill Rd. , it offers excellent exposure and accessibility. Slump block construction provides durability and low maintenance, while the spacious layout and lot offer endless renovation or redevelopment opportunities. Whether you're planning a profitable flip, a long-term rental, or a strategic use conversion, this property's location, size, and price make it a standout investment. * Not all rooms are shown in photos.

20. 2026-03-27
    price $180,000 710-char remark

    Show marketing remark (710 chars)

    Investor special! This prime corner lot property with 2,532 sq. ft. of living space is a rare find at just $67 per square foot. Currently zoned and utilized as residential, there is potential to revert to C-3 zoning (buyer to verify). Situated on a high-visibility corner along N. Stockton Hill Rd. , it offers excellent exposure and accessibility. Slump block construction provides durability and low maintenance, while the spacious layout and lot offer endless renovation or redevelopment opportunities. Whether you're planning a profitable flip, a long-term rental, or a strategic use conversion, this property's location, size, and price make it a standout investment. * Not all rooms are shown in photos.

21. 2026-03-20
    price $190,000 710-char remark

    Show marketing remark (710 chars)

    Investor special! This prime corner lot property with 2,532 sq. ft. of living space is a rare find at just $67 per square foot. Currently zoned and utilized as residential, there is potential to revert to C-3 zoning (buyer to verify). Situated on a high-visibility corner along N. Stockton Hill Rd. , it offers excellent exposure and accessibility. Slump block construction provides durability and low maintenance, while the spacious layout and lot offer endless renovation or redevelopment opportunities. Whether you're planning a profitable flip, a long-term rental, or a strategic use conversion, this property's location, size, and price make it a standout investment. * Not all rooms are shown in photos.

22. 2026-03-05
    price $195,000 710-char remark

    Show marketing remark (710 chars)

    Investor special! This prime corner lot property with 2,532 sq. ft. of living space is a rare find at just $67 per square foot. Currently zoned and utilized as residential, there is potential to revert to C-3 zoning (buyer to verify). Situated on a high-visibility corner along N. Stockton Hill Rd. , it offers excellent exposure and accessibility. Slump block construction provides durability and low maintenance, while the spacious layout and lot offer endless renovation or redevelopment opportunities. Whether you're planning a profitable flip, a long-term rental, or a strategic use conversion, this property's location, size, and price make it a standout investment. * Not all rooms are shown in photos.

23. 2026-03-04
    price $199,900 710-char remark

    Show marketing remark (710 chars)

    Investor special! This prime corner lot property with 2,532 sq. ft. of living space is a rare find at just $67 per square foot. Currently zoned and utilized as residential, there is potential to revert to C-3 zoning (buyer to verify). Situated on a high-visibility corner along N. Stockton Hill Rd. , it offers excellent exposure and accessibility. Slump block construction provides durability and low maintenance, while the spacious layout and lot offer endless renovation or redevelopment opportunities. Whether you're planning a profitable flip, a long-term rental, or a strategic use conversion, this property's location, size, and price make it a standout investment. * Not all rooms are shown in photos.

24. 2026-01-28
    price $210,000 710-char remark

    Show marketing remark (710 chars)

    Investor special! This prime corner lot property with 2,532 sq. ft. of living space is a rare find at just $67 per square foot. Currently zoned and utilized as residential, there is potential to revert to C-3 zoning (buyer to verify). Situated on a high-visibility corner along N. Stockton Hill Rd. , it offers excellent exposure and accessibility. Slump block construction provides durability and low maintenance, while the spacious layout and lot offer endless renovation or redevelopment opportunities. Whether you're planning a profitable flip, a long-term rental, or a strategic use conversion, this property's location, size, and price make it a standout investment. * Not all rooms are shown in photos.

25. 2026-01-06
    price $215,000 710-char remark

    Show marketing remark (710 chars)

    Investor special! This prime corner lot property with 2,532 sq. ft. of living space is a rare find at just $67 per square foot. Currently zoned and utilized as residential, there is potential to revert to C-3 zoning (buyer to verify). Situated on a high-visibility corner along N. Stockton Hill Rd. , it offers excellent exposure and accessibility. Slump block construction provides durability and low maintenance, while the spacious layout and lot offer endless renovation or redevelopment opportunities. Whether you're planning a profitable flip, a long-term rental, or a strategic use conversion, this property's location, size, and price make it a standout investment. * Not all rooms are shown in photos.

26. 2026-01-01
    status Active 710-char remark

    Show marketing remark (710 chars)

    Investor special! This prime corner lot property with 2,532 sq. ft. of living space is a rare find at just $67 per square foot. Currently zoned and utilized as residential, there is potential to revert to C-3 zoning (buyer to verify). Situated on a high-visibility corner along N. Stockton Hill Rd. , it offers excellent exposure and accessibility. Slump block construction provides durability and low maintenance, while the spacious layout and lot offer endless renovation or redevelopment opportunities. Whether you're planning a profitable flip, a long-term rental, or a strategic use conversion, this property's location, size, and price make it a standout investment. * Not all rooms are shown in photos.

27. 2025-11-10
    price $220,000 710-char remark

    Show marketing remark (710 chars)

    Investor special! This prime corner lot property with 2,532 sq. ft. of living space is a rare find at just $67 per square foot. Currently zoned and utilized as residential, there is potential to revert to C-3 zoning (buyer to verify). Situated on a high-visibility corner along N. Stockton Hill Rd. , it offers excellent exposure and accessibility. Slump block construction provides durability and low maintenance, while the spacious layout and lot offer endless renovation or redevelopment opportunities. Whether you're planning a profitable flip, a long-term rental, or a strategic use conversion, this property's location, size, and price make it a standout investment. * Not all rooms are shown in photos.

28. 2025-09-30
    price $230,000 710-char remark

    Show marketing remark (710 chars)

    Investor special! This prime corner lot property with 2,532 sq. ft. of living space is a rare find at just $67 per square foot. Currently zoned and utilized as residential, there is potential to revert to C-3 zoning (buyer to verify). Situated on a high-visibility corner along N. Stockton Hill Rd. , it offers excellent exposure and accessibility. Slump block construction provides durability and low maintenance, while the spacious layout and lot offer endless renovation or redevelopment opportunities. Whether you're planning a profitable flip, a long-term rental, or a strategic use conversion, this property's location, size, and price make it a standout investment. * Not all rooms are shown in photos.

29. 2025-08-13
    listed $245,000 Active 710-char remark

    Show marketing remark (710 chars)

    Investor special! This prime corner lot property with 2,532 sq. ft. of living space is a rare find at just $67 per square foot. Currently zoned and utilized as residential, there is potential to revert to C-3 zoning (buyer to verify). Situated on a high-visibility corner along N. Stockton Hill Rd. , it offers excellent exposure and accessibility. Slump block construction provides durability and low maintenance, while the spacious layout and lot offer endless renovation or redevelopment opportunities. Whether you're planning a profitable flip, a long-term rental, or a strategic use conversion, this property's location, size, and price make it a standout investment. * Not all rooms are shown in photos.

30. 1997-12-01
    soldstatus $70,000
31. 1994-12-29
    soldstatus $45,000

ⓘ 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: $787 · $66/mo
• Projected year-2 tax: $1,122 · $94/mo
• Expected delta: +$335/yr (+$28/mo · 42.6%)

ⓘ 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: $22,326
• − Mortgage interest: −$9,523
• − Property taxes: −$787
• − Insurance: −$850
• − Repairs & maintenance: −$1,786
• − Management: −$1,786
• − Depreciation: −$4,945
• Taxable income: $2,649
• Est. tax owed @ 24.0%: −$636
• After-tax cash flow: $4,667/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

+277.8% since first listed

14 events — show timeline

• 2026-04-12 Price Changed $170,000 WARDEX
• 2026-04-03 Price Changed $175,000 WARDEX
• 2026-03-27 Price Changed $180,000 WARDEX
• 2026-03-20 Price Changed $190,000 WARDEX
• 2026-03-05 Price Changed $195,000 WARDEX
• 2026-03-04 Price Changed $199,900 WARDEX
• 2026-01-28 Price Changed $210,000 WARDEX
• 2026-01-06 Price Changed $215,000 WARDEX
• 2026-01-01 Relisted — WARDEX
• 2025-11-10 Price Changed $220,000 WARDEX
• 2025-09-30 Price Changed $230,000 WARDEX
• 2025-08-13 Listed $245,000 WARDEX
• 1997-12-01 Sold (Public Records) $70,000 Public Records
• 1994-12-29 Sold (Public Records) $45,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $787 · -0.2% YoY. Source: county tax records.