225 Clarkson Rd · Diamond City, AR 65733

$99,900

3 bd · 1.0 ba · 1,327 sqft · Manufactured · 9 Days on market

Built 1975 4.39 ac lot

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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 +28.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Appreciation +5.9/10.0
• Schools +5.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great location for a vacation or rental property or for a permanent residence. Zoned agriculture, this property located less than 2 miles from Bull Shoals Lake and a public boat landing, is the perfect getaway investment. There is a manufactured home on the property that is livable but needs lots of work, Land has a slight roll with enough open land for a cow or horse and there is already a chicken coop in place. The garage has electric as well as there is an additional power pole and electric on the adjoining lot. The property has a private well and septic and is located beside a church with woods on 2 sides. Easy access on blacktop road. Call for showing. Motivated seller.

Key facts

• Private well
• 4.39 acres ml
• Private septic

Tags

• 4.39 ACRES ML
• PRIVATE WELL
• PRIVATE SEPTIC
• PAVED COUNTY MAINTAINED ROAD
• ADJOINING PARCELS
• ADDITIONAL POWER POLE

Property features AI

Exterior

• Parking: 2-car garage; Driveway with gravel surface
• Utilities: Private water source; Private sewer (septic tank); Propane for home utilities
• Home design: Manufactured home on land; Single-story
• Construction: Block foundation; Manufactured house
• Exterior features: Rain gutters; Deck; Few trees on the lot; Chip-and-seal road frontage on a county road; Horses allowed

Interior

• Kitchen: Gas oven; Microwave; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane forced-air heating; Central air conditioning
• Interior features: Gas water heater; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 10.1% vs local median 2.4% in Diamond City — 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 67/100 on livability (#107 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Mark Twain R-VIII (rural): math 80% / reading 50% proficiency, ranked #26 of 535 in MO (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Mark Twain Elem. (math 70% / reading 70%, grade A-, #28 of 1,115 statewide, top 3%, 60 students, 62% FRL).
• Market conditions: 22 active listings in the ZIP; 331 units permitted in Taney County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($691 loan paydown + $2k appreciation (1.8% local appreciation)).
• Taney County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.15% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.59%
• DSCR: 1.60
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 1.92×
• Total profit: $25,872
• Equity at exit: $38,223

10-year hold

• IRR: 19.8%
• Equity multiple: 3.57×
• Total profit: $72,021
• Equity at exit: $54,150

Cash invested: $27,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 92 Strongly Landlord-Friendly
• State Arkansas: 92 Strongly Landlord-Friendly · R+14
• County: — inherits STATE
• City: — inherits STATE

Only US state where non-payment is criminal. Strongly landlord-favorable; very few tenant protections.

Methodology + full state rankings →

ZIP-level market 65733

• Home prices YoY: 0.5%
• Active inventory: 22
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,152 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$28 /mo · $334/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $317

Break-even live

Break-even rent $751

Max offer price $99,900

Occupancy floor 68%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $99,900 Active 9 DOM
2. 2026-06-17
   days on market $99,900 Active 8 DOM
3. 2026-06-16
   days on market $99,900 Active 7 DOM
4. 2026-06-15
   days on market $99,900 Active 6 DOM
5. 2026-06-13
   days on market $99,900 Active 4 DOM
6. 2026-06-12
   remarks 699-char remark
7. 2026-06-12
   listed $99,900 Active 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $334 · $28/mo
• Projected year-2 tax: $639 · $53/mo
• Expected delta: +$305/yr (+$25/mo · 91.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,825
• − Mortgage interest: −$5,596
• − Property taxes: −$334
• − Insurance: −$500
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$2,906
• Taxable income: $2,277
• Est. tax owed @ 24.0%: −$546
• After-tax cash flow: $3,255/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: Mark Twain R-VIII
• NCES district ID: 2920340
• Math proficiency: 80% ▲ 50.00%
• Reading proficiency: 50% ▲ 20.00%
• Median HH income: $39,169
• Composite: 55.65/100
• National rank: #2644
• State rank: #26 of 535 in MO

Livability — Diamond City

• Score: 67/100
• State rank: #107
• US rank: #10788

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 123
• Population (ZIP): 725

Population outlook (Taney County) Hauer SSP2

• Today (2025): 59,017 people
• By 2030: 61,235 · +3.8%
• By 2040: 65,225 · +10.5%
• By 2050: 68,842 · +16.6%
• By 2075: 77,705 · +31.7%
• By 2100: 82,002 · +38.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Taney

• 2024 margin: Solid R (+59.3) · D 19.9% · R 79.2%
• 2008→2024 swing: -22.2pp toward R · 2008: -37.2pp · 2024: -59.3pp
• All cycles: 2024: R+59.3 2020: R+57.7 2016: R+59.3 2012: R+47.4 2008: R+37.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.78%
• Current HPI: 331.8995
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.80%
• F500 in state: 10

Industry mix (Fortune 500 HQ in AR)

Industry	F500 HQs	Revenue
▸Retail	1	$681B
▸Food / Agriculture	1	$53B
▸Retail / Energy	1	$22B
▸Transportation / Logistics	1	$12B
▸Energy	1	$4B

Price history

+25.0% since first listed

9 events — show timeline

• 2026-06-08 Listed $99,900 SOMO
• 2024-08-26 Sold (MLS) — SOMO
• 2024-08-26 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-08-07 Pending — SOMO
• 2024-08-07 Pending — MARIS as Distributed by MLS Grid
• 2024-07-15 Listed $79,900 MARIS as Distributed by MLS Grid
• 2024-07-13 Listed $79,900 SOMO
• 2017-02-03 Sold (Public Records) — Public Records
• 1977-04-26 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $334 · -6.0% YoY. Source: county tax records.