513 Jefferson St · Clarendon, AR 72029

$119,900

4 bd · 1.0 ba · 1,624 sqft · Manufactured public records · 16 Days on market

Built 2009 6,969 sqft lot

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Why this score? — see what drove the C- 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 +19.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Appreciation +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks

$119,900, 4 Bedroom / 2 Bath, River Area, Boat Launch with White River Access only one mile away. Remodeled!!! Move In Ready!!! 2009 manufactured home located in the heart of Clarendon, Arkansas. Just minutes from the famous White River, Roc Roe Lake, Long Lake, and the Cache River National Wildlife Refuge, this property is perfect for fishing, boating, hunting, and outdoor recreation enthusiasts. Enjoy peaceful Delta living with convenient access to some of Arkansas’s best wetlands and wildlife areas. Great opportunity for a primary residence, weekend getaway, or investment property. Seller will work with your FHA, first time home buyer loans!

Key facts

• White river access
• Remodeled
• Manufactured home

Tags

• BOAT LAUNCH
• WHITE RIVER ACCESS
• REMODELED
• MOVE IN READY
• MANUFACTURED HOME
• CONVENIENT ACCESS

Property features AI

Finance

• Financial info: Financing options may include VA, FHA, conventional loans, owner financing, or cash

Exterior

• Parking: Side entry parking
• Utilities: Public water; Public sewer
• Home design: Double wide mobile home on a permanent foundation
• Construction: Built by Clayton; Crawl space foundation; 3-tab shingle roof
• Exterior features: Metal/vinyl siding; Level lot in a river/lake area; Paved road access; Lot approximately 50 x 150 (0.16 acre); Located inside city limits

Interior

• Flooring: Carpet; Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Carpet and luxury vinyl flooring; Laundry room
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#339 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A; Watch: crime F, amenities F, commute F.
• Clarendon School District (rural): math 7% / reading 15% proficiency, ranked #232 of 238 in AR (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Clarendon Elementary School (math 8% / reading 2%, grade F, #449 of 454 statewide, top 99%, 259 students, 100% FRL); Clarendon High School (math 8% / reading 27%, grade F, #254 of 292 statewide, top 87%, 213 students, 100% FRL) — zoned schools average 100% FRL vs 80% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 7 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($829 loan paydown + $4k appreciation (3.0% local appreciation)).
• Monroe 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 $34k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

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

Recommended offer $118,101 (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. 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?
3. 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?
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: 1.02% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.86%
• DSCR: 1.22
• GRM: 8.2

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: 12.0%
• Equity multiple: 1.69×
• Total profit: $23,113
• Equity at exit: $53,912

10-year hold

• IRR: 14.1%
• Equity multiple: 3.09×
• Total profit: $70,201
• Equity at exit: $83,085

Cash invested: $33,572 (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 72029

• Active inventory: 7
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,221 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $136

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 84%

Sensitivity live

Price	-10% $219	-5% $177	+0% $136	+5% $94	+10% $53
Rent	-10% $39	-5% $88	+0% $136	+5% $184	+10% $232
Rate	-1.0pp $196	-0.5pp $166	base $136	+0.5pp $105	+1.0pp $73

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $119,900 Active 16 DOM
2. 2026-06-19
   days on market $119,900 Active 14 DOM
3. 2026-06-18
   days on market $119,900 Active 13 DOM
4. 2026-06-17
   days on market $119,900 Active 12 DOM
5. 2026-06-16
   days on market $119,900 Active 11 DOM
6. 2026-06-15
   days on market $119,900 Active 10 DOM
7. 2026-06-14
   days on market $119,900 Active 8 DOM
8. 2026-06-12
   statusdays on market $119,900 Active 7 DOM
9. 2026-06-09
   days on market $119,900 New Listing 4 DOM
10. 2026-06-08
    days on market $119,900 New Listing 3 DOM
11. 2026-06-07
    remarks 652-char remark
12. 2026-06-07
    listed $119,900 New Listing 2 DOM

ⓘ 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 8/10 Severe 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $14,650
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − Depreciation: −$3,488
• Taxable loss: −$297
• Est. tax savings @ 24.0%: +$71
• After-tax cash flow: $1,701/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: Clarendon School District
• NCES district ID: 0504350
• Math proficiency: 7% ▼ -10.00%
• Reading proficiency: 15% ▼ -8.00%
• Median HH income: $31,539
• Composite: 8.66/100
• National rank: #9896
• State rank: #232 of 238 in AR

Livability — Clarendon

• Score: 57/100
• State rank: #339
• US rank: #21692

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarendon, AR
• Population (ZIP): 1,650

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 6,269 people
• By 2030: 5,738 · -8.5%
• By 2040: 4,856 · -22.5%
• By 2050: 4,205 · -32.9%
• By 2075: 3,448 · -45.0%
• By 2100: 3,278 · -47.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 32% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 2% Vietnamese 1%

Political lean MEDSL · Monroe

• 2024 margin: R (+15.8) · D 41.2% · R 56.9% · Other 1.9%
• 2008→2024 swing: -11.7pp toward R · 2008: -4.0pp · 2024: -15.8pp
• All cycles: 2024: R+15.8 2020: R+14.1 2016: R+3.7 2012: R+0.1 2008: R+4.0

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

+84.7% since first listed

9 events — show timeline

• 2026-06-05 Listed $119,900 CARMLS
• 2026-03-01 Listing Removed — CARMLS
• 2026-01-10 Price Changed $39,900 CARMLS
• 2026-01-09 Price Changed $39,900 HSBOR
• 2025-10-20 Price Changed $54,900 CARMLS
• 2025-10-20 Price Changed $54,900 HSBOR
• 2025-08-20 Price Changed $59,900 CARMLS
• 2025-08-20 Price Changed $59,900 HSBOR
• 2025-08-18 Listed $64,900 CARMLS

Property tax history

+28.5%/yr

Latest (2025): $203 · +9.9% YoY. Source: county tax records.