2260 Iron Mountain Rd · Mountain View, AR 72560

$35,000

3 bd · 1.0 ba · 764 sqft · SingleFamily public records · 128 Days on market

Built 1992 1.00 ac lot $46/sqft · 72% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for an affordable get-away, here is your opportunity. A fixer upper cabin, in a beautiful rural setting, on a very nice tree shaded 1 acre. You can sit on your porch and watch the deer, turkey and possibly an occasional bear. Give me a call and let me show you this serene retreat.

Key facts

• Tree shaded 1 acre
• Serene retreat
• 1 acre lot

Tags

• TREE SHADED 1 ACRE
• SERENE RETREAT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $537 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($939 rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.7% vs local median 2.5% in Mountain View — 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 58/100 on livability (#316 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools D-, crime D-, amenities F.
• Mountain View School District (rural): math 34% / reading 41% proficiency, ranked #107 of 238 in AR (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 164 active listings in the ZIP; 2 units permitted in Stone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Stone County population projected to shrink 6% 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($31k) 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: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 2.68% ✓
• Cap rate: 24.71%
• Cash-on-cash: 65.78%
• DSCR: 3.93
• GRM: 3.1

CMA / ARV

• ARV (median comp): $124,000
• List price: $35,000
• Delta: -71.77%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 65.0%
• Equity multiple: 3.91×
• Total profit: $28,537
• Equity at exit: $5,219

10-year hold

• IRR: 69.3%
• Equity multiple: 8.03×
• Total profit: $68,874
• Equity at exit: $3,026

Cash invested: $9,800 (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 72560

• Home prices YoY: -23.2%
• Active inventory: 164
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $939 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$7 /mo · $81/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $537

Break-even live

Break-even rent $259

Max offer price $35,000

Occupancy floor 38%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $35,000 Active 128 DOM
2. 2026-06-18
   days on market $35,000 Active 127 DOM
3. 2026-06-17
   days on market $35,000 Active 126 DOM
4. 2026-06-16
   days on market $35,000 Active 125 DOM
5. 2026-06-15
   days on market $35,000 Active 124 DOM
6. 2026-06-14
   days on market $35,000 Active 122 DOM
7. 2026-06-12
   days on market $35,000 Active 121 DOM
8. 2026-06-09
   days on market $35,000 Active 118 DOM
9. 2026-06-08
   days on market $35,000 Active 117 DOM
10. 2026-06-07
    days on market $35,000 Active 116 DOM
11. 2026-06-07
    days on market $35,000 Active 115 DOM
12. 2026-06-02
    days on market $35,000 Active 111 DOM
13. 2026-06-01
    days on market $35,000 Active 110 DOM
14. 2026-05-31
    days on market $35,000 Active 109 DOM
15. 2026-05-30
    days on market $35,000 Active 108 DOM
16. 2026-03-18
    status Back on Market 289-char remark

    Show marketing remark (289 chars)

    Looking for an affordable get-away, here is your opportunity. A fixer upper cabin, in a beautiful rural setting, on a very nice tree shaded 1 acre. You can sit on your porch and watch the deer, turkey and possibly an occasional bear. Give me a call and let me show you this serene retreat.

17. 2026-03-13
    historical Take Backups 289-char remark

    Show marketing remark (289 chars)

    Looking for an affordable get-away, here is your opportunity. A fixer upper cabin, in a beautiful rural setting, on a very nice tree shaded 1 acre. You can sit on your porch and watch the deer, turkey and possibly an occasional bear. Give me a call and let me show you this serene retreat.

18. 2026-02-10
    listed $35,000 New Listing 289-char remark

    Show marketing remark (289 chars)

    Looking for an affordable get-away, here is your opportunity. A fixer upper cabin, in a beautiful rural setting, on a very nice tree shaded 1 acre. You can sit on your porch and watch the deer, turkey and possibly an occasional bear. Give me a call and let me show you this serene retreat.

ⓘ 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: $81 · $7/mo
• Projected year-2 tax: $224 · $19/mo
• Expected delta: +$143/yr (+$12/mo · 174.9%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 4 d/yr ≥105°F today · 10 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,273
• − Mortgage interest: −$1,961
• − Property taxes: −$81
• − Insurance: −$175
• − Repairs & maintenance: −$902
• − Management: −$902
• − Depreciation: −$1,018
• Taxable income: $6,234
• Est. tax owed @ 24.0%: −$1,496
• After-tax cash flow: $4,951/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 View School District
• NCES district ID: 0510200
• Math proficiency: 34% ▼ -20.00%
• Reading proficiency: 41% ▼ -13.00%
• Median HH income: $31,281
• Composite: 30.61/100
• National rank: #6192
• State rank: #107 of 238 in AR

Livability — Mountain View

• Score: 58/100
• State rank: #316
• US rank: #20958

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,650
• Population (ZIP): 7,650

Population outlook (Stone County) Hauer SSP2

• Today (2025): 12,440 people
• By 2030: 12,372 · -0.5%
• By 2040: 12,081 · -2.9%
• By 2050: 11,628 · -6.5%
• By 2075: 10,863 · -12.7%
• By 2100: 9,420 · -24.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 3% Native American 1%
• Common ancestry: Slovak 4% Iranian 3% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Stone

• 2024 margin: Solid R (+61.7) · D 18.1% · R 79.7% · Other 2.2%
• 2008→2024 swing: -25.3pp toward R · 2008: -36.4pp · 2024: -61.7pp
• All cycles: 2024: R+61.7 2020: R+57.9 2016: R+52.3 2012: R+45.2 2008: R+36.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.20%
• Current HPI: 159.8996
• 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

3 events — show timeline

• 2026-03-18 Relisted — CARMLS
• 2026-03-13 Contingent — CARMLS
• 2026-02-10 Listed $35,000 CARMLS

Property tax history

+15.9%/yr

Latest (2025): $81 · +7.1% YoY. Source: county tax records.