Real Estate Investing in Kingman, Arizona (86401)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 86401 (Kingman, AZ)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 8.3% vacancy may signal weakening demand.
What’s happening in Kingman, AZ (86401)?
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Market Analysis: 86401 Kingman
ZIP 86401 inside Mohave County looks affordable on the surface — median value of $290K — but the discount exists for reasons that a careful buyer should understand before committing.
The 86401 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Nearby ZIPs in Kingman have seen price recovery that 86401 has not matched. Mohave County data supports the view that the spread is structural rather than temporary.
Employment concentration in 86401 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 86401
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $195,533 | $1,400 | 5.2% | +8.4% | $97,767 |
| 3BR | $273,830 | $1,950 | 5.1% | +7.1% | $91,277 |
| 4BR | $412,346 | $2,140 | 3.7% | +6.6% | $103,086 |
| 5BR | $585,737 | — | — | +7.5% | $117,147 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 86401 Compare?
| Metric | 86401 | Kingman | Lake Havasu City-Kingman, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $289,592 | $277,820 | N/A | $419,643 |
| 5-Year CAGR | 3.2% | 3.4% | N/A | 6.5% |
| Avg Rent | $1,398 | $1,443 | N/A | - |
| Cap Rate | 3.8% | 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 86401 (Kingman, AZ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $289,592 |
| Monthly Rent | $1,398 |
| Price-to-Rent | 17.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.8% |
| Cap Rate | 3.8% |
| 5-Year IRR | 7.0% |
📈 Home Appreciation
| 1-Year | +2.8% ▲ |
| 3-Year CAGR | +1.4% ▲ |
| 5-Year CAGR | +3.2% ▲ |
| 10-Year CAGR | +6.9% ▲ |
🏠 Rent Trends
| 1-Year | -2.0% ▼ |
| 3-Year CAGR | +2.3% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.8%). 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 86401
Population: 29,071
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 86401
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.
Frequently Asked Questions
What is the median home value in Kingman, AZ?
Median home price in Kingman, AZ is near $290K, with a 5-year CAGR of 0.0%. Prices have been even-keeled and supportive of buy-and-hold strategies.
How high is vacancy risk in Kingman, AZ?
Occupancy in Kingman, AZ runs reliable with elevated vacancy. Well-priced units at $1,398/mo lease on reasonable timelines.
Is Kingman, AZ landlord-friendly?
Rental owners in Kingman, AZ deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
Does house hacking make sense in Kingman, AZ?
House hacking in Kingman, AZ is a challenging. With home values around $290K and rents at $1,398/mo, owner-occupants can offset a meaningful share of PITI.
What is the typical renter like in Kingman, AZ?
Expect a solid tenant pool in Kingman, AZ. The rental market absorbs $1,398/mo rents without meaningful friction.
You know 86401 now. You don’t know where it ranks.
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How 86401 ranks in Lake Havasu City-Kingman, AZ
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