902 Shorecrest Dr · Bull Shoals, AR 72619

$20,000

3 bd · 1.0 ba · 1,456 sqft · Manufactured · 10 Days on market

0.30 ac lot

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This mobile with a roof over & add on needs TLC. Its located within walking distance to Bull Shoals Marina & Boat Launch, Banking, groceries and other conveniences. With a little work it would be perfect for a weekend getaway or rental. This home is sold as is.

Key facts

• City water and sewer
• Permanent foundation
• Two city lots

Tags

• MOBILE HOME WITH ADDITION
• PERMANENT FOUNDATION
• POTENTIAL FOR RENOVATION
• ZONED FOR NEWER MOBILE HOME
• TWO CITY LOTS
• CITY WATER AND SEWER

Property features AI

Exterior

• Home design: Manufactured home (Residential)
• Construction: Masonite and metal siding
• Exterior features: 0.3-acre lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (Propane); Central electric air conditioning
• Interior features: Wood-burning fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $20k.

Deal economics

• At list price, monthly cash flow is $700 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Cap rate 48.3% vs local median 2.4% in Bull Shoals — 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 67/100 on livability (#92 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A; Watch: schools F, amenities F, commute F.
• Flippin School District (rural): math 34% / reading 30% proficiency, ranked #143 of 238 in AR (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 74 active listings in the ZIP; 237 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $138 of loan paydown is wiped out by about $600 of value loss. Plan a longer hold.
• Marion County population projected at -24% 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y ago 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.
• Current owner paid $15k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $20,000

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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 5.22% ✓
• Cap rate: 48.29%
• Cash-on-cash: 149.97%
• DSCR: 7.67
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $167,440
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Chelsea Ln	0.57mi	3/2.0	1,280 (-12%)	9mo	$146,900	$115	42

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: —
• Equity multiple: 8.38×
• Total profit: $41,342
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 17.68×
• Total profit: $93,427
• Equity at exit: $1,729

Cash invested: $5,600 (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 72619

• Home prices YoY: -22.1%
• Active inventory: 74
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,043 medium
• Mortgage (P&I): −$105
• Tax from tax record: −$11 /mo · $131/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $700

Break-even live

Break-even rent $157

Max offer price $20,000

Occupancy floor 28%

Sensitivity live

Price	-10% $711	-5% $706	+0% $700	+5% $694	+10% $689
Rent	-10% $617	-5% $659	+0% $700	+5% $741	+10% $782
Rate	-1.0pp $710	-0.5pp $705	base $700	+0.5pp $695	+1.0pp $689

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-19
   days on market $20,000 Active 10 DOM
2. 2026-06-18
   days on market $20,000 Active 9 DOM
3. 2026-06-17
   days on market $20,000 Active 8 DOM
4. 2026-06-16
   days on market $20,000 Active 7 DOM
5. 2026-06-15
   days on market $20,000 Active 6 DOM
6. 2026-06-14
   days on market $20,000 Active 4 DOM
7. 2026-06-12
   days on market $20,000 Active 3 DOM
8. 2026-06-09
   remarks 615-char remark
9. 2026-06-09
   listed $20,000 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: $131 · $11/mo
• Projected year-2 tax: $131 · $11/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $12,516
• − Mortgage interest: −$1,120
• − Property taxes: −$131
• − Insurance: −$100
• − Repairs & maintenance: −$1,001
• − Management: −$1,001
• − Depreciation: −$582
• Taxable income: $8,581
• Est. tax owed @ 24.0%: −$2,059
• After-tax cash flow: $6,339/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: Flippin School District
• NCES district ID: 0506150
• Math proficiency: 34% ▼ -13.00%
• Reading proficiency: 30% ▼ -12.00%
• Median HH income: $35,855
• Composite: 26.54/100
• National rank: #7194
• State rank: #143 of 238 in AR

Livability — Bull Shoals

• Score: 67/100
• State rank: #92
• US rank: #10104

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bull Shoals, AR
• City population: 1,671
• Population (ZIP): 1,671

Population outlook (Marion County) Hauer SSP2

• Today (2025): 14,979 people
• By 2030: 14,153 · -5.5%
• By 2040: 12,546 · -16.2%
• By 2050: 11,386 · -24.0%
• By 2075: 9,663 · -35.5%
• By 2100: 8,248 · -44.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Asian 4% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 5% Romanian 3% Italian 3%
• Foreign-born: 4% · China, Canada
• Languages at home: 97% English-only · Other Asian/Pacific 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+60.2) · D 19.1% · R 79.3% · Other 1.5%
• 2008→2024 swing: -30.3pp toward R · 2008: -29.9pp · 2024: -60.2pp
• All cycles: 2024: R+60.2 2020: R+56.7 2016: R+55.1 2012: R+39.1 2008: R+29.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.66%
• Current HPI: 168.1902
• 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

+0.0% since first listed

4 events — show timeline

• 2026-06-09 Listed $20,000 MHMLS
• 2016-11-14 Sold (MLS) $15,000 MHMLS
• 2016-11-10 Sold (Public Records) $15,000 Public Records
• 2016-11-02 Listed $20,000 MHMLS

Property tax history

-9.7%/yr

Latest (2025): $131 · +0.0% YoY. Source: county tax records.