234 Candy Ln · Cabot, AR 72007

$165,000

3 bd · 2.0 ba · 2,128 sqft · Manufactured public records · 28 Days on market

Built 1998 3.03 ac lot Est $153k · 8% over

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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 +21.7/30.0
• DSCR +6.9/10.0
• 1% rule +4.6/10.0
• ARV discount +4.0/15.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fully Renovated Double Wide MH (28X80) sitting on 3.03 Acres. It is on Permanent Foundation. Covered Back Porch area and there is also RV Storage Carport and Storm Shelter and RV Hook up in Yard. Home Comes with Refrigerator, Stove and Dishwasher. Seller is leaving a Dining Room table and Chairs and Hutch that will convey. Wood Burning Fireplace in Living Room. Larger Master Bedroom and Large Master Bathroom with Tub and Shower. 0pen Floorplan Living Room and Dining Room has Lots of Space. New Storm Doors will be added to front and back of home. See Agent Remarks!

Key facts

• 3.03 acre lot
• Built 1998
• Listed 28 days

Property features AI

Finance

• Financial info: Financing options include VA, FHA, conventional loans, cash, and in-house financing

Exterior

• Parking: RV parking available
• Utilities: Septic system
• Home design: Mobile home
• Construction: Metal/vinyl siding; Metal roof; Slab foundation
• Exterior features: Porch; Storm cellar; RV parking; Underpinning; Paved road access; Level, cleared, rural property not in a subdivision

Interior

• Kitchen: Free-standing stove; Electric range; Dishwasher; Refrigerator stays
• Flooring: Luxury vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Washer connection; Dryer connection (electric); Electric water heater; Walk-in closet(s); Walk-in shower; Formica kitchen countertops; Wood-burning prefabricated fireplace; Sheetrock walls; Vaulted ceiling
• Laundry & utility: Laundry area; Washer connection; Dryer connection (electric)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (3.5% below list).
• Recommended offer: $159k (3.5% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 4.6% in Cabot — 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 78/100 on livability (#6 in AR, #2,695 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• Cabot School District (suburban): math 48% / reading 43% proficiency, ranked #29 of 238 in AR (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 59 active listings in the ZIP; 185 units permitted in Lonoke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Lonoke County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $165k implies a 200% 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 $159,211 (3.5% 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: 0.96% ✗
• Cap rate: 8.14%
• Cash-on-cash: 6.60%
• DSCR: 1.29
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $153,216
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
234 Candy Ln	0.00mi	3/2.0	2,240 (+5%)	1mo	$160,516	$72	90

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-10,605
• Equity at exit: $24,602

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $11,372
• Equity at exit: $14,266

Cash invested: $46,200 (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 72007

• Home prices YoY: -7.9%
• Active inventory: 59
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,592 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$70 /mo · $834/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $254

Break-even live

Break-even rent $1,270

Max offer price $165,000

Occupancy floor 79%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-23
   status Under Contract
2. 2026-04-18
   price $165,000
3. 2026-04-07
   price $175,000
4. 2026-03-25
   listed $185,000 New Listing
5. 2024-03-27
   soldstatus $55,000

ⓘ 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: $834 · $70/mo
• Projected year-2 tax: $1,056 · $88/mo
• Expected delta: +$222/yr (+$18/mo · 26.6%)

ⓘ 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 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,105
• − Mortgage interest: −$9,243
• − Property taxes: −$834
• − Insurance: −$825
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − Depreciation: −$4,800
• Taxable income: $347
• Est. tax owed @ 24.0%: −$83
• After-tax cash flow: $2,968/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: Cabot School District
• NCES district ID: 0503750
• Math proficiency: 48% ▼ -14.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $55,993
• Composite: 39.66/100
• National rank: #3912
• State rank: #29 of 238 in AR

Livability — Cabot

• Score: 78/100
• State rank: #6
• US rank: #2695

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 9,945
• Population (ZIP): 9,945

Population outlook (Lonoke County) Hauer SSP2

• Today (2025): 78,072 people
• By 2030: 80,673 · +3.3%
• By 2040: 84,977 · +8.8%
• By 2050: 87,778 · +12.4%
• By 2075: 91,398 · +17.1%
• By 2100: 87,858 · +12.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 3% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 3% Italian 1% Portuguese 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 96% English-only · Spanish 1% Vietnamese 1%

Political lean MEDSL · Lonoke

• 2024 margin: Solid R (+53.7) · D 22.2% · R 75.8% · Other 2.0%
• 2008→2024 swing: -6.2pp toward R · 2008: -47.5pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+52.8 2016: R+53.3 2012: R+50.9 2008: R+47.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.87%
• Current HPI: 196.9424
• 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

+200.0% since first listed

5 events — show timeline

• 2026-04-23 Pending — CARMLS
• 2026-04-18 Price Changed $165,000 CARMLS
• 2026-04-07 Price Changed $175,000 CARMLS
• 2026-03-25 Listed $185,000 CARMLS
• 2024-03-27 Sold (Public Records) $55,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $834 · +0.0% YoY. Source: county tax records.