724 Gentry St · Mountain Home, AR 72653

$85,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 18 Days on market

Est $143k · 41% under

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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 +8.9/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great income producing property. In-town location next to schools with all city utilities. 3 bedroom, 1 bath on level lot with fenced yard.

Key facts

• Fenced yard
• In-town location
• Listed 17 days

Tags

• INCOME PRODUCING PROPERTY
• IN-TOWN LOCATION
• FENCED YARD

Property features AI

Exterior

• Home design: Manufactured home; Residential property
• Construction: Vinyl siding

Interior

• Kitchen: Electric oven; Electric range
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Electric oven; Electric range

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 3.0% in Mountain Home — 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 70/100 on livability (#54 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Mountain Home School District (town): math 45% / reading 45% proficiency, ranked #40 of 238 in AR (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 384 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 47 units permitted in Baxter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Baxter County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $85k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.39% ✓
• Cap rate: 11.95%
• Cash-on-cash: 20.21%
• DSCR: 1.90
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $143,040
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 Gentry St	0.16mi	3/1.5	1,104 (+15%)	23mo	$165,000	$149	46
506 E 1st St	0.70mi	3/1.5	1,015 (+6%)	12mo	$150,000	$148	46
517 Nevada Ave	0.66mi	3/1.0	1,025 (+7%)	22mo	$165,000	$161	39
915 Windbrook St	0.74mi	2/2.0 (-1)	1,066 (+11%)	14mo	$140,000	$131	26

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.4%
• Equity multiple: 1.49×
• Total profit: $11,739
• Equity at exit: $12,674

10-year hold

• IRR: 21.3%
• Equity multiple: 2.81×
• Total profit: $43,032
• Equity at exit: $7,349

Cash invested: $23,800 (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 72653

• Home prices YoY: -15.8%
• Active inventory: 384
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,183 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$53 /mo · $630/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $401

Break-even live

Break-even rent $676

Max offer price $85,000

Occupancy floor 61%

Sensitivity live

Price	-10% $449	-5% $425	+0% $401	+5% $377	+10% $353
Rent	-10% $307	-5% $354	+0% $401	+5% $448	+10% $494
Rate	-1.0pp $444	-0.5pp $422	base $401	+0.5pp $379	+1.0pp $356

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47 Northstar Cir Unit 47-3 Mountain Home, AR	2.0	1.5	1122	$1,200	$1.07	45d	1	0.27mi

Listing history 13 events

1. 2026-06-21
   days on market $85,000 Active 18 DOM
2. 2026-06-19
   days on market $85,000 Active 16 DOM
3. 2026-06-18
   days on market $85,000 Active 15 DOM
4. 2026-06-17
   days on market $85,000 Active 14 DOM
5. 2026-06-16
   days on market $85,000 Active 13 DOM
6. 2026-06-15
   days on market $85,000 Active 12 DOM
7. 2026-06-14
   days on market $85,000 Active 10 DOM
8. 2026-06-12
   days on market $85,000 Active 9 DOM
9. 2026-06-09
   days on market $85,000 Active 6 DOM
10. 2026-06-08
    days on market $85,000 Active 5 DOM
11. 2026-06-07
    days on market $85,000 Active 4 DOM
12. 2026-06-05
    remarks 139-char remark
13. 2026-06-05
    listed $85,000 Active 1 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: $630 · $53/mo
• Projected year-2 tax: $630 · $53/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 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: $14,195
• − Mortgage interest: −$4,761
• − Property taxes: −$630
• − Insurance: −$425
• − Repairs & maintenance: −$1,136
• − Management: −$1,136
• − Depreciation: −$2,473
• Taxable income: $3,634
• Est. tax owed @ 24.0%: −$872
• After-tax cash flow: $3,937/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: Mountain Home School District
• NCES district ID: 0500043
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $36,966
• Composite: 37.4/100
• National rank: #4424
• State rank: #40 of 238 in AR

Livability — Mountain Home

• Score: 70/100
• State rank: #54
• US rank: #7718

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mountain Home, AR
• County: Baxter County · 29,564 people
• City population: 29,564
• Metro: Mountain Home, AR
• Population (ZIP): 29,564
• Household income: $48,718
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 663.0

Population outlook (Baxter County) Hauer SSP2

• Today (2025): 39,886 people
• By 2030: 39,226 · -1.7%
• By 2040: 37,810 · -5.2%
• By 2050: 36,287 · -9.0%
• By 2075: 32,965 · -17.4%
• By 2100: 28,002 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Romanian 2% Portuguese 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Baxter

• 2024 margin: Solid R (+56.9) · D 20.7% · R 77.6% · Other 1.7%
• 2008→2024 swing: -25.3pp toward R · 2008: -31.6pp · 2024: -56.9pp
• All cycles: 2024: R+56.9 2020: R+53.3 2016: R+53.6 2012: R+44.0 2008: R+31.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.18%
• Current HPI: 246.3231
• Rent YoY: —
• Metro: Mountain Home, AR
• 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

+672.7% since first listed

3 events — show timeline

• 2026-06-03 Listed $85,000 MHMLS
• 2022-07-15 Sold (Public Records) $45,000 Public Records
• 2015-10-16 Sold (Public Records) $11,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $630 · +0.0% YoY. Source: county tax records.