40 Private Road 1011 · Texarkana, AR 71854

$37,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 65 Days on market

Built 2002 Fair condition 1.17 ac lot ↓ 31% since listing

---

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 +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled on 1.7 acres in the desirable Fouke School District, this 3-bedroom, 2-bath manufactured home, built in 2002, offers a large covered front deck perfect for relaxing. The spacious lot features a fantastic garden site, and the home is equipped with electricity, public water, and a septic system. While the home needs some TLC, this peaceful setting and endless potential make it a great opportunity for renovation or a custom build.

Key facts

• Electricity
• 1.7 acres
• Public water

Tags

• 1.7 ACRES
• FOUKE SCHOOL DISTRICT
• LARGE COVERED FRONT DECK
• FANTASTIC GARDEN SITE
• ELECTRICITY
• PUBLIC WATER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $37k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $836 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $37k).
• Recommended offer: $35k (6.0% below list) — sets the bar for market timing.
• Cap rate 33.4% vs local median 4.5% in Texarkana — 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 64/100 on livability (#177 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: schools D, crime F, amenities F.
• Fouke School District (rural): math 37% / reading 40% proficiency, ranked #75 of 238 in AR (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 273 active listings in the ZIP; 21 units permitted in Miller County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $256 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Miller County population projected to shrink 7% 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 65 days — a 6% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $17k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $34,780 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 3.74% ✓
• Cap rate: 33.42%
• Cash-on-cash: 96.88%
• DSCR: 5.31
• GRM: 2.2

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: 97.8%
• Equity multiple: 5.57×
• Total profit: $47,294
• Equity at exit: $5,517

10-year hold

• IRR: —
• Equity multiple: 11.60×
• Total profit: $109,860
• Equity at exit: $3,199

Cash invested: $10,360 (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 71854

• Home prices YoY: -16.9%
• Active inventory: 273
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,382 medium
• Mortgage (P&I): −$194
• Tax est. 1.5%: −$46 /mo · $555/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $836

Break-even live

Break-even rent $324

Max offer price $37,000

Occupancy floor 34%

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: $9,250
• Closing costs: $1,110
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-10
   status $37,000 Under Contract 65 DOM
2. 2026-06-09
   days on market $37,000 Active 65 DOM
3. 2026-06-08
   days on market $37,000 Active 64 DOM
4. 2026-06-07
   days on market $37,000 Active 63 DOM
5. 2026-06-05
   days on market $37,000 Active 60 DOM
6. 2026-06-03
   days on market $37,000 Active 59 DOM
7. 2026-06-02
   days on market $37,000 Active 58 DOM
8. 2026-06-01
   days on market $37,000 Active 57 DOM
9. 2026-05-31
   days on market $37,000 Active 56 DOM
10. 2026-05-30
    days on market $37,000 Active 55 DOM
11. 2026-04-20
    price $37,000 439-char remark

    Show marketing remark (439 chars)

    Nestled on 1.7 acres in the desirable Fouke School District, this 3-bedroom, 2-bath manufactured home, built in 2002, offers a large covered front deck perfect for relaxing. The spacious lot features a fantastic garden site, and the home is equipped with electricity, public water, and a septic system. While the home needs some TLC, this peaceful setting and endless potential make it a great opportunity for renovation or a custom build.

12. 2026-04-20
    status Active 439-char remark

    Show marketing remark (439 chars)

    Nestled on 1.7 acres in the desirable Fouke School District, this 3-bedroom, 2-bath manufactured home, built in 2002, offers a large covered front deck perfect for relaxing. The spacious lot features a fantastic garden site, and the home is equipped with electricity, public water, and a septic system. While the home needs some TLC, this peaceful setting and endless potential make it a great opportunity for renovation or a custom build.

13. 2026-04-20
    price $37,000 439-char remark

    Show marketing remark (439 chars)

    Nestled on 1.7 acres in the desirable Fouke School District, this 3-bedroom, 2-bath manufactured home, built in 2002, offers a large covered front deck perfect for relaxing. The spacious lot features a fantastic garden site, and the home is equipped with electricity, public water, and a septic system. While the home needs some TLC, this peaceful setting and endless potential make it a great opportunity for renovation or a custom build.

14. 2026-04-20
    status Back on Market 439-char remark

    Show marketing remark (439 chars)

    Nestled on 1.7 acres in the desirable Fouke School District, this 3-bedroom, 2-bath manufactured home, built in 2002, offers a large covered front deck perfect for relaxing. The spacious lot features a fantastic garden site, and the home is equipped with electricity, public water, and a septic system. While the home needs some TLC, this peaceful setting and endless potential make it a great opportunity for renovation or a custom build.

15. 2026-04-09
    status Pending 439-char remark

    Show marketing remark (439 chars)

    Nestled on 1.7 acres in the desirable Fouke School District, this 3-bedroom, 2-bath manufactured home, built in 2002, offers a large covered front deck perfect for relaxing. The spacious lot features a fantastic garden site, and the home is equipped with electricity, public water, and a septic system. While the home needs some TLC, this peaceful setting and endless potential make it a great opportunity for renovation or a custom build.

16. 2026-04-09
    status Under Contract 439-char remark

    Show marketing remark (439 chars)

    Nestled on 1.7 acres in the desirable Fouke School District, this 3-bedroom, 2-bath manufactured home, built in 2002, offers a large covered front deck perfect for relaxing. The spacious lot features a fantastic garden site, and the home is equipped with electricity, public water, and a septic system. While the home needs some TLC, this peaceful setting and endless potential make it a great opportunity for renovation or a custom build.

17. 2026-03-19
    listed $54,000 New Listing 439-char remark

    Show marketing remark (439 chars)

    Nestled on 1.7 acres in the desirable Fouke School District, this 3-bedroom, 2-bath manufactured home, built in 2002, offers a large covered front deck perfect for relaxing. The spacious lot features a fantastic garden site, and the home is equipped with electricity, public water, and a septic system. While the home needs some TLC, this peaceful setting and endless potential make it a great opportunity for renovation or a custom build.

18. 2026-03-19
    listed $54,000 Active 439-char remark

    Show marketing remark (439 chars)

    Nestled on 1.7 acres in the desirable Fouke School District, this 3-bedroom, 2-bath manufactured home, built in 2002, offers a large covered front deck perfect for relaxing. The spacious lot features a fantastic garden site, and the home is equipped with electricity, public water, and a septic system. While the home needs some TLC, this peaceful setting and endless potential make it a great opportunity for renovation or a custom build.

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,588
• − Mortgage interest: −$2,073
• − Property taxes: −$555
• − Insurance: −$185
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$1,076
• Taxable income: $10,045
• Est. tax owed @ 24.0%: −$2,411
• After-tax cash flow: $7,626/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 3-bedroom, 2-bath manufactured home requires moderate renovations to improve its condition and value. Key areas for improvement include painting, updating cabinets, and cleaning fixtures.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathroom sink and bathtub — Need cleaning

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace worn kitchen cabinets — New cabinets improve functionality and appearance
• Both Replace worn bathroom sink and bathtub — Clean and updated fixtures improve functionality and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathroom sink and bathtub · Need cleaning	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn kitchen cabinets — New cabinets improve functionality and appearance ↑
• Both Replace worn bathroom sink and bathtub — Clean and updated fixtures improve functionality and appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Fouke School District
• NCES district ID: 0506360
• Math proficiency: 37% ▼ -10.00%
• Reading proficiency: 40% ▼ -6.00%
• Median HH income: $43,624
• Composite: 32.63/100
• National rank: #5666
• State rank: #75 of 238 in AR

Livability — Texarkana

• Score: 64/100
• State rank: #177
• US rank: #14514

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Miller County · 35,720 people
• City population: 35,720
• Metro: Texarkana, TX-AR
• Population (ZIP): 35,720
• Household income: $46,878
• Rent vs Own: 38.6% rent · 61.4% own
• Severe rent burden: 1388.0

Population outlook (Miller County) Hauer SSP2

• Today (2025): 44,197 people
• By 2030: 43,844 · -0.8%
• By 2040: 42,680 · -3.4%
• By 2050: 41,024 · -7.2%
• By 2075: 35,685 · -19.3%
• By 2100: 28,325 · -35.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 30% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Miller

• 2024 margin: Solid R (+51.1) · D 23.9% · R 74.9% · Other 1.2%
• 2008→2024 swing: -17.6pp toward R · 2008: -33.5pp · 2024: -51.1pp
• All cycles: 2024: R+51.1 2020: R+46.4 2016: R+43.8 2012: R+39.8 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.00%
• Current HPI: 196.7615
• Rent YoY: —
• Metro: Texarkana, TX-AR
• 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

-31.5% since first listed

8 events — show timeline

• 2026-04-20 Price Changed $37,000 CARMLS
• 2026-04-20 Relisted — TBOR
• 2026-04-20 Price Changed $37,000 TBOR
• 2026-04-20 Relisted — CARMLS
• 2026-04-09 Pending — TBOR
• 2026-04-09 Pending — CARMLS
• 2026-03-19 Listed $54,000 TBOR
• 2026-03-19 Listed $54,000 CARMLS