350 Tram Estates Ln · Perla, AR 72104

$106,000

3 bd · 2.0 ba · 1,800 sqft · Manufactured public records · 33 Days on market

Built 2000 3.04 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Double Wide Manufactured Home built in 2000 with approximately 3.04 acres and conveniently located within the Glen Rose School District. Home features 3 bedrooms, 2 full bathrooms, 1815 sq. ft. , open front porch, deck, detached utility building for parking and or a shop. Spacious kitchen dining combo, den with fireplace and living room, HUD Case #031-302555, FHA Financing: IE (Insured Escrow). Property is sold in as-is condition, no warranties, guarantees or representations.

Key facts

• 3.04 acre lot
• 2 garage spots
• Built 2000

Property features AI

Finance

• Other: Approximately 3.04 acres (per appraisal)
• Financial info: Financing options: Cash or HUD/REO TBD

Exterior

• Parking: Detached 2-car garage
• Utilities: Septic system; Public water; Municipal electric service (Entergy)
• Home design: Double-wide manufactured home
• Construction: Metal/vinyl siding; Composition roof; Crawl space foundation
• Exterior features: Deck; Porch; Outside storage area; Level lot in a subdivision; Gravel road/driveway

Interior

• Kitchen: Free-standing stove; Electric range; Dishwasher; Refrigerator stays; Breakfast bar
• Bedrooms: Includes walk-in closet(s)
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Walk-in closets; Built-in shelving/cabinets; Breakfast bar; Paneling on walls/ceilings; Gas-log and prefabricated wood-burning fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $106k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $106k).
• Recommended offer: $103k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#221 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Glen Rose School District (rural): math 42% / reading 33% proficiency, ranked #84 of 238 in AR (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Glen Rose Elementary School (math 47% / reading 37%, grade F, #173 of 454 statewide, top 43%, 373 students, 54% FRL).
• Market conditions: 171 active listings in the ZIP; 4 units permitted in Hot Spring County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $733 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hot Spring County population projected to shrink 3% 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 $30k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($103k) 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.
• Current owner paid $16k; list at $106k implies a 562% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire 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 $102,820 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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: 1.27% ✓
• Cap rate: 10.92%
• Cash-on-cash: 16.54%
• DSCR: 1.74
• GRM: 6.6

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: 7.6%
• Equity multiple: 1.30×
• Total profit: $8,848
• Equity at exit: $15,805

10-year hold

• IRR: 16.9%
• Equity multiple: 2.39×
• Total profit: $41,140
• Equity at exit: $9,165

Cash invested: $29,680 (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 72104

• Home prices YoY: -7.3%
• Active inventory: 171
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,347 medium
• Mortgage (P&I): −$556
• Tax from tax record: −$55 /mo · $658/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $409

Break-even live

Break-even rent $829

Max offer price $106,000

Occupancy floor 65%

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: $26,500
• Closing costs: $3,180
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-10
   status $106,000 Under Contract 33 DOM
2. 2026-06-09
   days on market $106,000 Active 33 DOM

   Show marketing remark (480 chars)

   Double Wide Manufactured Home built in 2000 with approximately 3.04 acres and conveniently located within the Glen Rose School District. Home features 3 bedrooms, 2 full bathrooms, 1815 sq. ft. , open front porch, deck, detached utility building for parking and or a shop. Spacious kitchen dining combo, den with fireplace and living room, HUD Case #031-302555, FHA Financing: IE (Insured Escrow). Property is sold in as-is condition, no warranties, guarantees or representations.

3. 2026-06-08
   days on market $106,000 Active 32 DOM
4. 2026-06-07
   days on market $106,000 Active 31 DOM
5. 2026-06-03
   days on market $106,000 Active 27 DOM
6. 2026-06-02
   days on market $106,000 Active 26 DOM
7. 2026-06-01
   days on market $106,000 Active 25 DOM
8. 2026-05-31
   days on market $106,000 Active 24 DOM
9. 2026-05-31
   days on market $106,000 Active 23 DOM
10. 2026-05-08
    listed $106,000 Active 480-char remark

    Show marketing remark (480 chars)

    Double Wide Manufactured Home built in 2000 with approximately 3.04 acres and conveniently located within the Glen Rose School District. Home features 3 bedrooms, 2 full bathrooms, 1815 sq. ft. , open front porch, deck, detached utility building for parking and or a shop. Spacious kitchen dining combo, den with fireplace and living room, HUD Case #031-302555, FHA Financing: IE (Insured Escrow). Property is sold in as-is condition, no warranties, guarantees or representations.

11. 2026-05-07
    listed $106,000 New Listing 480-char remark
12. 2003-04-02
    soldstatus $16,000

ⓘ 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: $658 · $55/mo
• Projected year-2 tax: $678 · $57/mo
• Expected delta: +$20/yr (+$2/mo · 3.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,161
• − Mortgage interest: −$5,938
• − Property taxes: −$658
• − Insurance: −$530
• − Repairs & maintenance: −$1,293
• − Management: −$1,293
• − Depreciation: −$3,084
• Taxable income: $3,366
• Est. tax owed @ 24.0%: −$808
• After-tax cash flow: $4,101/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: Glen Rose School District
• NCES district ID: 0506630
• Math proficiency: 42% ▼ -13.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $47,423
• Composite: 32.22/100
• National rank: #5772
• State rank: #84 of 238 in AR

Livability — Perla

• Score: 62/100
• State rank: #221
• US rank: #16895

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

• Population (ZIP): 23,222

Population outlook (Hot Spring County) Hauer SSP2

• Today (2025): 34,464 people
• By 2030: 34,659 · +0.6%
• By 2040: 34,486 · +0.1%
• By 2050: 33,419 · -3.0%
• By 2075: 28,702 · -16.7%
• By 2100: 21,415 · -37.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 16% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Serbian 2% Slovak 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Hot Spring

• 2024 margin: Solid R (+52.2) · D 22.9% · R 75.1% · Other 1.9%
• 2008→2024 swing: -27.7pp toward R · 2008: -24.4pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+48.7 2016: R+42.5 2012: R+29.0 2008: R+24.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.79%
• Current HPI: 211.6419
• 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

+562.5% since first listed

5 events — show timeline

• 2026-06-09 Contingent — HSBOR
• 2026-06-09 Pending — CARMLS
• 2026-05-08 Listed $106,000 HSBOR
• 2026-05-07 Listed $106,000 CARMLS
• 2003-04-02 Sold (Public Records) $16,000 Public Records

Property tax history

+9.8%/yr

Latest (2025): $658 · +8.2% YoY. Source: county tax records.