6136 N Highway 29 Hwy · Blevins, AR 71825

$75,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 16 Days on market

Built 2018 Fair condition 2.08 ac lot $62/sqft · 40% below area Est $125k · 40% under ↓ 25% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Appreciation +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0

Listing remarks

Motivated Seller!! Peaceful Country Living on 2+ Acres – Blevins, Arkansas Escape the hustle and embrace the quiet of the countryside with this well-maintained manufactured home set on 2.08 sprawling acres in beautiful Blevins, Arkansas. Tucked away in the county, this property offers the freedom and functionality you're looking for — with no city restrictions and room to live, work, and grow. The home features a thoughtfully wired generator hookup for peace of mind during storms or outages, and is surrounded by multiple outbuildings perfect for storage, livestock, or hobby use. A large shop on the property adds serious value — ideal for mechanics, tinkerers, or anyone in

Key facts

• 2 acres
• Generator hookup
• Large shop

Tags

• 2 ACRES
• GENERATOR HOOKUP
• MULTIPLE OUTBUILDINGS
• LARGE SHOP

Property features AI

Finance

• Other: Approximately 2.08 acres (200' x 500'); Property area and square footage per tax records

Exterior

• Security: Video surveillance
• Utilities: Generator; Utilities: see remarks
• Home design: Metal/vinyl siding exterior; Sloped and level cleared rural lot
• Construction: Crawl space foundation; 3-tab shingle roof
• Exterior features: Deck; Partially fenced yard; Video surveillance

Interior

• Kitchen: Electric range
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Den/Family room; Laundry room
• Laundry & utility: Laundry room (see interior features)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#341 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D+, schools D-, crime F.
• Blevins School District (rural): math 22% / reading 24% proficiency, ranked #195 of 238 in AR (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 2 active listings in the ZIP; 1 units permitted in Hempstead County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (3.0% local appreciation)).
• Hempstead County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $25k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.38% ✓
• Cap rate: 11.05%
• Cash-on-cash: 16.99%
• DSCR: 1.76
• GRM: 6.1

CMA / ARV

• ARV (median comp): $125,369
• List price: $75,000
• Delta: -40.18%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 23.5%
• Equity multiple: 2.33×
• Total profit: $27,982
• Equity at exit: $33,723

10-year hold

• IRR: 24.4%
• Equity multiple: 4.48×
• Total profit: $73,115
• Equity at exit: $51,972

Cash invested: $21,000 (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 71825

• Active inventory: 2
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,032 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $297

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 66%

Sensitivity live

Price	-10% $349	-5% $323	+0% $297	+5% $271	+10% $245
Rent	-10% $216	-5% $256	+0% $297	+5% $338	+10% $379
Rate	-1.0pp $335	-0.5pp $316	base $297	+0.5pp $278	+1.0pp $258

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-18
   status Under Contract 876-char remark
2. 2026-05-12
   price $75,000 876-char remark
3. 2026-05-02
   listed $100,000 New Listing 876-char remark
4. 2026-05-02
   historical
5. 2026-03-16
   listed $200,000 New Listing
6. 2025-12-15
   historical
7. 2025-09-14
   listed $200,000 New Listing
8. 2022-10-12
   soldstatus $100,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $12,388
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$991
• − Management: −$991
• − Depreciation: −$2,182
• Taxable income: $2,523
• Est. tax owed @ 24.0%: −$606
• After-tax cash flow: $2,961/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance to improve its condition and increase its value.

Repairs flagged

• Minor wooden deck — slight wear on wooden deck
• Minor wooden railings — slight wear on wooden railings
• Minor wooden fence — slight wear on wooden fence

Value-add opportunities

• Resale paint interior walls — fresh paint enhances curb appeal
• Resale replace carpeted floors with hardwood — hardwood floors increase value
• Resale repair and paint wooden deck and railings — improved exterior enhances curb appeal
• Both landscaping — enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
wooden deck · slight wear on wooden deck	Minor	$500–3,000
wooden railings · slight wear on wooden railings	Minor	$500–3,000
wooden fence · slight wear on wooden fence	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale paint interior walls — fresh paint enhances curb appeal ↑
• Resale replace carpeted floors with hardwood — hardwood floors increase value ↑
• Resale repair and paint wooden deck and railings — improved exterior enhances curb appeal ↑
• Both landscaping — enhances curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Blevins School District
• NCES district ID: 0503300
• Math proficiency: 22% ▼ -14.00%
• Reading proficiency: 24% ▼ -11.00%
• Median HH income: $41,873
• Composite: 19.62/100
• National rank: #8745
• State rank: #195 of 238 in AR

Livability — Blevins

• Score: 57/100
• State rank: #341
• US rank: #21707

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 392

Population outlook (Hempstead County) Hauer SSP2

• Today (2025): 20,807 people
• By 2030: 19,949 · -4.1%
• By 2040: 18,236 · -12.4%
• By 2050: 16,466 · -20.9%
• By 2075: 12,676 · -39.1%
• By 2100: 9,314 · -55.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 57% Hispanic / Latino 22% Two or more races 22% Black 17% Asian 2%
• Hispanic origin (detail): Puerto Rican 21%
• Common ancestry: Romanian 1% Serbian 1%
• Foreign-born: 3% · Vietnam, Canada
• Languages at home: 98% English-only · Korean 2%

Political lean MEDSL · Hempstead

• 2024 margin: Solid R (+39.7) · D 29.2% · R 68.9% · Other 2.0%
• 2008→2024 swing: -20.6pp toward R · 2008: -19.1pp · 2024: -39.7pp
• All cycles: 2024: R+39.7 2020: R+34.0 2016: R+28.9 2012: R+26.3 2008: R+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

8 events — show timeline

• 2026-05-18 Pending — CARMLS
• 2026-05-12 Price Changed $75,000 CARMLS
• 2026-05-02 Listing Removed — CARMLS
• 2026-05-02 Listed $100,000 CARMLS
• 2026-03-16 Listed $200,000 CARMLS
• 2025-12-15 Listing Removed — CARMLS
• 2025-09-14 Listed $200,000 CARMLS
• 2022-10-12 Sold (Public Records) $100,000 Public Records

Property tax history

-7.7%/yr

Latest (2023): $20 · -59.7% YoY. Source: county tax records.