6108 W Mosley St · Pine Bluff, AR 71602

$67,000

3 bd · 2.0 ba · 1,740 sqft · Manufactured public records · 41 Days on market

Manufactured home Built 2012

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 bedroom 2 full bathrooms. Laundry room, big kitchen , big living area wood fireplace never been used new carpet

Key facts

• Built 2012
• Listed 40 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $67k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Recommended offer: $65k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 8.9% in Pine Bluff — 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 50/100 on livability (#483 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• White Hall School District (rural): math 36% / reading 38% proficiency, ranked #86 of 238 in AR (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gandy Elementary School (math 37% / reading 32%, grade F, #254 of 454 statewide, top 59%, 348 students, 60% FRL); White Hall Junior High School (math 40% / reading 39%, grade F, #92 of 201 statewide, top 50%, 703 students, 54% FRL); White Hall High School (math 23% / reading 34%, grade F, #157 of 292 statewide, top 54%, 969 students, 53% FRL) — zoned schools average 56% FRL vs 36% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 96 active listings in the ZIP; 62 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $463 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Jefferson County population projected at -33% 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 $19k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $13k; list at $67k implies a 415% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,990 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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: 1.50% ✓
• Cap rate: 12.99%
• Cash-on-cash: 23.91%
• DSCR: 2.06
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 17.1%
• Equity multiple: 1.69×
• Total profit: $12,938
• Equity at exit: $9,990

10-year hold

• IRR: 25.6%
• Equity multiple: 3.23×
• Total profit: $41,873
• Equity at exit: $5,793

Cash invested: $18,760 (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 71602

• Home prices YoY: -7.8%
• Active inventory: 96
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,003 medium
• Mortgage (P&I): −$351
• Tax from tax record: −$39 /mo · $473/yr
• Insurance: −$28
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $374

Break-even live

Break-even rent $530

Max offer price $67,000

Occupancy floor 58%

Sensitivity live

Price	-10% $412	-5% $393	+0% $374	+5% $355	+10% $336
Rent	-10% $295	-5% $334	+0% $374	+5% $413	+10% $453
Rate	-1.0pp $408	-0.5pp $391	base $374	+0.5pp $356	+1.0pp $339

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $67,000 Active 41 DOM
2. 2026-06-21
   days on market $67,000 Active 40 DOM
3. 2026-06-19
   days on market $67,000 Active 38 DOM
4. 2026-06-18
   days on market $67,000 Active 37 DOM
5. 2026-06-17
   days on market $67,000 Active 36 DOM
6. 2026-06-16
   days on market $67,000 Active 35 DOM
7. 2026-06-15
   days on market $67,000 Active 34 DOM
8. 2026-06-14
   days on market $67,000 Active 32 DOM
9. 2026-06-12
   days on market $67,000 Active 31 DOM
10. 2026-06-09
    days on market $67,000 Active 28 DOM
11. 2026-06-08
    days on market $67,000 Active 27 DOM
12. 2026-06-07
    days on market $67,000 Active 26 DOM
13. 2026-06-05
    days on market $67,000 Active 23 DOM
14. 2026-06-03
    days on market $67,000 Active 22 DOM
15. 2026-06-02
    days on market $67,000 Active 21 DOM
16. 2026-06-01
    days on market $67,000 Active 20 DOM
17. 2026-05-31
    days on market $67,000 Active 19 DOM
18. 2026-05-30
    days on market $67,000 Active 18 DOM
19. 2026-05-12
    listed $67,000 Active 113-char remark
20. 2002-11-22
    soldstatus $13,000

ⓘ 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: $473 · $39/mo
• Projected year-2 tax: $473 · $39/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $12,038
• − Mortgage interest: −$3,753
• − Property taxes: −$473
• − Insurance: −$335
• − Repairs & maintenance: −$963
• − Management: −$963
• − Depreciation: −$1,949
• Taxable income: $3,602
• Est. tax owed @ 24.0%: −$864
• After-tax cash flow: $3,621/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: White Hall School District
• NCES district ID: 0514140
• Math proficiency: 36% ▼ -12.00%
• Reading proficiency: 38% ▼ -13.00%
• Median HH income: $51,633
• Composite: 32.16/100
• National rank: #5788
• State rank: #86 of 238 in AR

Livability — Pine Bluff

• Score: 50/100
• State rank: #483
• US rank: #25645

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pine Bluff, AR
• City population: 29,578
• Population (ZIP): 15,922

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 63,110 people
• By 2030: 58,519 · -7.3%
• By 2040: 49,740 · -21.2%
• By 2050: 42,331 · -32.9%
• By 2075: 29,591 · -53.1%
• By 2100: 21,047 · -66.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 58% Black 32% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Jefferson

• 2024 margin: Strong D (+20.1) · D 59.2% · R 39.2% · Other 1.6%
• 2008→2024 swing: -6.2pp toward R · 2008: 26.3pp · 2024: 20.1pp
• All cycles: 2024: D+20.1 2020: D+21.7 2016: D+25.3 2012: D+29.0 2008: D+26.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.84%
• Current HPI: 223.9305
• 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

+415.4% since first listed

2 events — show timeline

• 2026-05-12 Listed $67,000 FSBO.com
• 2002-11-22 Sold (Public Records) $13,000 Public Records

Property tax history

+2.1%/yr

Latest (2024): $473 · +20.0% YoY. Source: county tax records.