Real Estate Investing in Kingman, Arizona (86409)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 86409 (Kingman, AZ)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Elevated vacancy: 8.0% vacancy may signal weakening demand.
What’s happening in Kingman, AZ (86409)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 86409 Kingman
Stepping back, ZIP 86409 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $266K median. It rewards specialists, not generalists.
In practical terms, the numbers look inviting — $266K purchase price, 0.0% nominal cap — the work to hit that pro forma in 86409 is substantial and deserves full respect.
Nearby ZIPs in Kingman have seen price recovery that 86409 has not matched. Mohave County data supports the view that the spread is structural rather than temporary.
Employment concentration in 86409 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
looks to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Kingman:
Property Strategy for 86409
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $174,018 | $1,230 | 5.1% | +9.9% | $87,009 |
| 3BR | $264,985 | $1,700 | 4.6% | +7.2% | $88,328 |
| 4BR | $320,103 | $1,890 | 4.3% | +6.8% | $80,026 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 86409 Compare?
| Metric | 86409 | Kingman | Lake Havasu City-Kingman, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $266,048 | $277,820 | N/A | $419,643 |
| 5-Year CAGR | 3.6% | 3.4% | N/A | 6.5% |
| Avg Rent | $1,488 | $1,443 | N/A | - |
| Cap Rate | 4.4% | 4.1% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 86409 (Kingman, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $266,048 |
| Monthly Rent | $1,488 |
| Price-to-Rent | 14.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.7% |
| Cap Rate | 4.4% |
| 5-Year IRR | 8.0% |
📈 Home Appreciation
| 1-Year | +3.0% ▲ |
| 3-Year CAGR | +1.5% ▲ |
| 5-Year CAGR | +3.6% ▲ |
| 10-Year CAGR | +7.4% ▲ |
🏠 Rent Trends
| 1-Year | +7.5% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.4%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 86409
Population: 30,868
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 86409
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 2,138 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What kind of vacancy should I budget for in Kingman, AZ?
Kingman, AZ vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Are landlord laws favorable in Kingman, AZ?
Rental owners in Kingman, AZ deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
Does Kingman, AZ make sense for an investment property?
With a 3.0/5 investability score, Kingman, AZ ranks as a solid market for rental property investors. Median prices of $266K and rents of $1,488/mo drive the underlying numbers.
Can I live-in-and-rent in Kingman, AZ?
The house hack math a challenging in Kingman, AZ. Owner-occupant buyers benefit from the $1,488/mo rents and $266K home values.
How much rent can I charge in Kingman, AZ?
Kingman, AZ rentals go for roughly $1,488/mo a month. That puts gross yield in solid territory relative to $266K acquisition costs.
You know 86409 now. You don’t know where it ranks.
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How 86409 ranks in Lake Havasu City-Kingman, AZ
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