231 County Road 947 · Lakeview, AR 72642

$95,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 48 Days on market

Built 1994 1.44 ac 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 +19.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Lakeview Living Near Bull Shoals LakeWelcome to this three-bedroom, two-bath double-wide home tucked into the natural beauty of Lakeview, Arkansas. Designed for comfortable everyday living, this home offers a spacious open layout that connects the living, dining, and kitchen areas, creating a warm and inviting space to gather or unwind. The split bedroom floor plan provides privacy, with three generously sized bedrooms and two full bathrooms. A brand-new HVAC system installed in February 2025 adds peace of mind and year-round comfort. Outside, the property continues to impress with practical features and peaceful surroundings. A concrete parking pad with a roof covering and electric access offers convenient, protected parking. A small garage with an attached covered carport provides additional space for vehicles, tools, or recreational gear, while a separate storage building adds even more functionality. One of the highlights of this property is the large back deck overlooking the woods. This serene setting is perfect for morning coffee, evening relaxation, or simply enjoying the abundant wildlife that frequents the area. Lakeview is located along the shores of Bull Shoals Lake, well known for boating, fishing, and water sports, and is just minutes from the White River, a destination famous for world-class trout fishing. Outdoor enthusiasts will appreciate nearby access to Bull Shoals-White River State Park, hiking trails, and countless recreational opportunities. This property blends practical living space with a scenic, outdoor-focused lifestyle, making it an excellent choice for full-time living, a weekend retreat, or an investment near the lake.

Key facts

• Large back deck
• Covered carport
• Open layout

Tags

• OPEN LAYOUT
• NEW HVAC SYSTEM
• CONCRETE PARKING PAD
• COVERED CARPORT
• ADDITIONAL STORAGE BUILDING
• LARGE BACK DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($960 rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.6% in Lakeview — 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 68/100 on livability (#88 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F.
• Mountain Home School District (town): math 45% / reading 45% proficiency, ranked #40 of 238 in AR (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mountain Home Kindergarten (337 students, 54% FRL).
• Market conditions: 30 active listings in the ZIP; 47 units permitted in Baxter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($657 loan paydown + $10k appreciation (10.0% local appreciation)).
• Baxter County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 4 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: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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. 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: 1.01% ✓
• Cap rate: 7.58%
• Cash-on-cash: 4.61%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.6%
• Equity multiple: 3.19×
• Total profit: $58,260
• Equity at exit: $85,584

10-year hold

• IRR: 24.1%
• Equity multiple: 7.26×
• Total profit: $166,479
• Equity at exit: $184,564

Cash invested: $26,600 (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 72642

• Home prices YoY: 6.1%
• Active inventory: 30
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $960 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $102

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 84%

Sensitivity live

Price	-10% $168	-5% $135	+0% $102	+5% $69	+10% $37
Rent	-10% $26	-5% $64	+0% $102	+5% $140	+10% $178
Rate	-1.0pp $150	-0.5pp $126	base $102	+0.5pp $78	+1.0pp $52

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-03
   status Pending 1677-char remark

   Show marketing remark (1677 chars)

   Lakeview Living Near Bull Shoals LakeWelcome to this three-bedroom, two-bath double-wide home tucked into the natural beauty of Lakeview, Arkansas. Designed for comfortable everyday living, this home offers a spacious open layout that connects the living, dining, and kitchen areas, creating a warm and inviting space to gather or unwind. The split bedroom floor plan provides privacy, with three generously sized bedrooms and two full bathrooms. A brand-new HVAC system installed in February 2025 adds peace of mind and year-round comfort. Outside, the property continues to impress with practical features and peaceful surroundings. A concrete parking pad with a roof covering and electric access offers convenient, protected parking. A small garage with an attached covered carport provides additional space for vehicles, tools, or recreational gear, while a separate storage building adds even more functionality. One of the highlights of this property is the large back deck overlooking the woods. This serene setting is perfect for morning coffee, evening relaxation, or simply enjoying the abundant wildlife that frequents the area. Lakeview is located along the shores of Bull Shoals Lake, well known for boating, fishing, and water sports, and is just minutes from the White River, a destination famous for world-class trout fishing. Outdoor enthusiasts will appreciate nearby access to Bull Shoals-White River State Park, hiking trails, and countless recreational opportunities. This property blends practical living space with a scenic, outdoor-focused lifestyle, making it an excellent choice for full-time living, a weekend retreat, or an investment near the lake.

2. 2026-04-03
   status Under Contract

   Show marketing remark (1677 chars)

   Lakeview Living Near Bull Shoals LakeWelcome to this three-bedroom, two-bath double-wide home tucked into the natural beauty of Lakeview, Arkansas. Designed for comfortable everyday living, this home offers a spacious open layout that connects the living, dining, and kitchen areas, creating a warm and inviting space to gather or unwind. The split bedroom floor plan provides privacy, with three generously sized bedrooms and two full bathrooms. A brand-new HVAC system installed in February 2025 adds peace of mind and year-round comfort. Outside, the property continues to impress with practical features and peaceful surroundings. A concrete parking pad with a roof covering and electric access offers convenient, protected parking. A small garage with an attached covered carport provides additional space for vehicles, tools, or recreational gear, while a separate storage building adds even more functionality. One of the highlights of this property is the large back deck overlooking the woods. This serene setting is perfect for morning coffee, evening relaxation, or simply enjoying the abundant wildlife that frequents the area. Lakeview is located along the shores of Bull Shoals Lake, well known for boating, fishing, and water sports, and is just minutes from the White River, a destination famous for world-class trout fishing. Outdoor enthusiasts will appreciate nearby access to Bull Shoals-White River State Park, hiking trails, and countless recreational opportunities. This property blends practical living space with a scenic, outdoor-focused lifestyle, making it an excellent choice for full-time living, a weekend retreat, or an investment near the lake.

3. 2026-02-24
   status Active 1677-char remark

   Show marketing remark (1677 chars)

   Lakeview Living Near Bull Shoals LakeWelcome to this three-bedroom, two-bath double-wide home tucked into the natural beauty of Lakeview, Arkansas. Designed for comfortable everyday living, this home offers a spacious open layout that connects the living, dining, and kitchen areas, creating a warm and inviting space to gather or unwind. The split bedroom floor plan provides privacy, with three generously sized bedrooms and two full bathrooms. A brand-new HVAC system installed in February 2025 adds peace of mind and year-round comfort. Outside, the property continues to impress with practical features and peaceful surroundings. A concrete parking pad with a roof covering and electric access offers convenient, protected parking. A small garage with an attached covered carport provides additional space for vehicles, tools, or recreational gear, while a separate storage building adds even more functionality. One of the highlights of this property is the large back deck overlooking the woods. This serene setting is perfect for morning coffee, evening relaxation, or simply enjoying the abundant wildlife that frequents the area. Lakeview is located along the shores of Bull Shoals Lake, well known for boating, fishing, and water sports, and is just minutes from the White River, a destination famous for world-class trout fishing. Outdoor enthusiasts will appreciate nearby access to Bull Shoals-White River State Park, hiking trails, and countless recreational opportunities. This property blends practical living space with a scenic, outdoor-focused lifestyle, making it an excellent choice for full-time living, a weekend retreat, or an investment near the lake.

4. 2026-02-24
   status Back on Market

   Show marketing remark (1677 chars)

   Lakeview Living Near Bull Shoals LakeWelcome to this three-bedroom, two-bath double-wide home tucked into the natural beauty of Lakeview, Arkansas. Designed for comfortable everyday living, this home offers a spacious open layout that connects the living, dining, and kitchen areas, creating a warm and inviting space to gather or unwind. The split bedroom floor plan provides privacy, with three generously sized bedrooms and two full bathrooms. A brand-new HVAC system installed in February 2025 adds peace of mind and year-round comfort. Outside, the property continues to impress with practical features and peaceful surroundings. A concrete parking pad with a roof covering and electric access offers convenient, protected parking. A small garage with an attached covered carport provides additional space for vehicles, tools, or recreational gear, while a separate storage building adds even more functionality. One of the highlights of this property is the large back deck overlooking the woods. This serene setting is perfect for morning coffee, evening relaxation, or simply enjoying the abundant wildlife that frequents the area. Lakeview is located along the shores of Bull Shoals Lake, well known for boating, fishing, and water sports, and is just minutes from the White River, a destination famous for world-class trout fishing. Outdoor enthusiasts will appreciate nearby access to Bull Shoals-White River State Park, hiking trails, and countless recreational opportunities. This property blends practical living space with a scenic, outdoor-focused lifestyle, making it an excellent choice for full-time living, a weekend retreat, or an investment near the lake.

5. 2026-02-21
   status Pending 1677-char remark

   Show marketing remark (1677 chars)

   Lakeview Living Near Bull Shoals LakeWelcome to this three-bedroom, two-bath double-wide home tucked into the natural beauty of Lakeview, Arkansas. Designed for comfortable everyday living, this home offers a spacious open layout that connects the living, dining, and kitchen areas, creating a warm and inviting space to gather or unwind. The split bedroom floor plan provides privacy, with three generously sized bedrooms and two full bathrooms. A brand-new HVAC system installed in February 2025 adds peace of mind and year-round comfort. Outside, the property continues to impress with practical features and peaceful surroundings. A concrete parking pad with a roof covering and electric access offers convenient, protected parking. A small garage with an attached covered carport provides additional space for vehicles, tools, or recreational gear, while a separate storage building adds even more functionality. One of the highlights of this property is the large back deck overlooking the woods. This serene setting is perfect for morning coffee, evening relaxation, or simply enjoying the abundant wildlife that frequents the area. Lakeview is located along the shores of Bull Shoals Lake, well known for boating, fishing, and water sports, and is just minutes from the White River, a destination famous for world-class trout fishing. Outdoor enthusiasts will appreciate nearby access to Bull Shoals-White River State Park, hiking trails, and countless recreational opportunities. This property blends practical living space with a scenic, outdoor-focused lifestyle, making it an excellent choice for full-time living, a weekend retreat, or an investment near the lake.

6. 2026-02-21
   status Under Contract

   Show marketing remark (1677 chars)

   Lakeview Living Near Bull Shoals LakeWelcome to this three-bedroom, two-bath double-wide home tucked into the natural beauty of Lakeview, Arkansas. Designed for comfortable everyday living, this home offers a spacious open layout that connects the living, dining, and kitchen areas, creating a warm and inviting space to gather or unwind. The split bedroom floor plan provides privacy, with three generously sized bedrooms and two full bathrooms. A brand-new HVAC system installed in February 2025 adds peace of mind and year-round comfort. Outside, the property continues to impress with practical features and peaceful surroundings. A concrete parking pad with a roof covering and electric access offers convenient, protected parking. A small garage with an attached covered carport provides additional space for vehicles, tools, or recreational gear, while a separate storage building adds even more functionality. One of the highlights of this property is the large back deck overlooking the woods. This serene setting is perfect for morning coffee, evening relaxation, or simply enjoying the abundant wildlife that frequents the area. Lakeview is located along the shores of Bull Shoals Lake, well known for boating, fishing, and water sports, and is just minutes from the White River, a destination famous for world-class trout fishing. Outdoor enthusiasts will appreciate nearby access to Bull Shoals-White River State Park, hiking trails, and countless recreational opportunities. This property blends practical living space with a scenic, outdoor-focused lifestyle, making it an excellent choice for full-time living, a weekend retreat, or an investment near the lake.

7. 2026-02-10
   listed $95,000 Active 1677-char remark

   Show marketing remark (1677 chars)

   Lakeview Living Near Bull Shoals LakeWelcome to this three-bedroom, two-bath double-wide home tucked into the natural beauty of Lakeview, Arkansas. Designed for comfortable everyday living, this home offers a spacious open layout that connects the living, dining, and kitchen areas, creating a warm and inviting space to gather or unwind. The split bedroom floor plan provides privacy, with three generously sized bedrooms and two full bathrooms. A brand-new HVAC system installed in February 2025 adds peace of mind and year-round comfort. Outside, the property continues to impress with practical features and peaceful surroundings. A concrete parking pad with a roof covering and electric access offers convenient, protected parking. A small garage with an attached covered carport provides additional space for vehicles, tools, or recreational gear, while a separate storage building adds even more functionality. One of the highlights of this property is the large back deck overlooking the woods. This serene setting is perfect for morning coffee, evening relaxation, or simply enjoying the abundant wildlife that frequents the area. Lakeview is located along the shores of Bull Shoals Lake, well known for boating, fishing, and water sports, and is just minutes from the White River, a destination famous for world-class trout fishing. Outdoor enthusiasts will appreciate nearby access to Bull Shoals-White River State Park, hiking trails, and countless recreational opportunities. This property blends practical living space with a scenic, outdoor-focused lifestyle, making it an excellent choice for full-time living, a weekend retreat, or an investment near the lake.

8. 2026-02-09
   listed $95,000 New Listing

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,524
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$922
• − Management: −$922
• − Depreciation: −$2,764
• Taxable loss: −$305
• Est. tax savings @ 24.0%: +$73
• After-tax cash flow: $1,299/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: Mountain Home School District
• NCES district ID: 0500043
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $36,966
• Composite: 37.4/100
• National rank: #4424
• State rank: #40 of 238 in AR

Livability — Lakeview

• Score: 68/100
• State rank: #88
• US rank: #9722

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,724
• Population (ZIP): 1,724

Population outlook (Baxter County) Hauer SSP2

• Today (2025): 39,886 people
• By 2030: 39,226 · -1.7%
• By 2040: 37,810 · -5.2%
• By 2050: 36,287 · -9.0%
• By 2075: 32,965 · -17.4%
• By 2100: 28,002 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 5% Serbian 4% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Baxter

• 2024 margin: Solid R (+56.9) · D 20.7% · R 77.6% · Other 1.7%
• 2008→2024 swing: -25.3pp toward R · 2008: -31.6pp · 2024: -56.9pp
• All cycles: 2024: R+56.9 2020: R+53.3 2016: R+53.6 2012: R+44.0 2008: R+31.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.66%
• Current HPI: 237.0425
• 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

8 events — show timeline

• 2026-04-03 Pending — SOMO
• 2026-04-03 Pending — CARMLS
• 2026-02-24 Relisted — SOMO
• 2026-02-24 Relisted — CARMLS
• 2026-02-21 Pending — SOMO
• 2026-02-21 Pending — CARMLS
• 2026-02-10 Listed $95,000 SOMO
• 2026-02-09 Listed $95,000 CARMLS

Property tax history

+1.3%/yr

Latest (2025): $20 · +33.3% YoY. Source: county tax records.