120 Bedford Falls Dr · Berryville, AR 72616

$109,000

5 bd · 3.0 ba · 2,156 sqft · Manufactured public records · 177 Days on market

Built 2024 $51/sqft · 62% below area

---

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
• Appreciation +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious Move-In Ready 5-Bedroom TRU Triumph Double Wide in Quiet Berryville Community For Sale By Owner!Welcome to your dream family home! This well-maintained 2020s-era TRU Triumph double wide manufactured home offers over 2,001 sq ft of comfortable living space with 5 bedrooms and 3 full bathroomsperfect for large or growing families. Already set up and ready to move in: fully plumbed, electricity connected, and situated on a leased lot in the peaceful, family-owned Bedford Falls Mobile Home Community in Berryville, AR. Enjoy the convenience of city limits with a serene, country feelpaved roads, friendly neighbors, and easy access to shopping, schools, and outdoor recreation. Key Features:Open-concept layout with large kitchen/dining area, separate living room/den, private master suite (split for added privacy), and full-size utility room Efficient heat pump HVAC with emergency heat backup Smart upgrades: Ecobee Wi-Fi thermostat and Wi-Fi controlled electric water heater Included appliances: Electric range, single-door refrigerator with freezer, and dishwasher Financial Details:Asking Price: $109,000 (OBO motivated seller!) Current loan balance: Approximately $109,000 Monthly house payment: $1,086 (principal + interest; financing may be assumablebuyer to qualify with lender) Lot rent: $300/month (paid separately to the community) This is an excellent opportunity to own a modern, spacious home at an affordable price in a desirable location. Serious inquiries onlybuyer must be approved by the community. Contact me directly to schedule a private showing or for more details: Call or text 870-480-3626

Key facts

• Private master suite
• Move in ready
• Open concept layout

Tags

• MOVE IN READY
• OPEN CONCEPT LAYOUT
• LARGE KITCHEN DINING AREA
• PRIVATE MASTER SUITE
• FULL SIZE UTILITY ROOM
• EFFICIENT HEAT PUMP HVAC

🏷️ Possibly a rental listed for sale. The $109,000 price doesn't fit this home's estimated sale value (~$268,910) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath manufactured listed at $109k.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 3.2% in Berryville — 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 (#103 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime C-, amenities F, commute F.
• Berryville School District (town): math 31% / reading 31% proficiency, ranked #148 of 238 in AR (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Berryville Elementary School (478 students, 73% FRL); Berryville Middle School (math 27% / reading 31%, grade F, #146 of 201 statewide, top 74%, 428 students, 71% FRL); Berryville High School (math 23% / reading 38%, grade F, #134 of 292 statewide, top 47%, 545 students, 69% FRL) — zoned schools average 71% FRL vs 53% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 118 active listings in the ZIP; 30 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($754 loan paydown + $11k appreciation (10.0% local appreciation)).
• Carroll County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 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. 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: 1.36% ✓
• Cap rate: 11.47%
• Cash-on-cash: 18.49%
• DSCR: 1.82
• GRM: 6.1

CMA / ARV

• ARV (median comp): $268,910
• List price: $109,000
• Delta: -59.47%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 38.0%
• Equity multiple: 3.93×
• Total profit: $89,303
• Equity at exit: $98,196

10-year hold

• IRR: 32.7%
• Equity multiple: 8.84×
• Total profit: $239,417
• Equity at exit: $211,763

Cash invested: $30,520 (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 72616

• Home prices YoY: 15.2%
• Active inventory: 118
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,486 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$87 /mo · $1,045/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $470

Break-even live

Break-even rent $891

Max offer price $109,000

Occupancy floor 63%

Sensitivity live

Price	-10% $532	-5% $501	+0% $470	+5% $439	+10% $408
Rent	-10% $353	-5% $411	+0% $470	+5% $529	+10% $588
Rate	-1.0pp $525	-0.5pp $498	base $470	+0.5pp $442	+1.0pp $413

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $109,000 Active 177 DOM
2. 2026-06-19
   days on market $109,000 Active 175 DOM
3. 2026-06-18
   days on market $109,000 Active 174 DOM
4. 2026-06-17
   days on market $109,000 Active 173 DOM
5. 2026-06-16
   days on market $109,000 Active 172 DOM
6. 2026-06-15
   days on market $109,000 Active 171 DOM
7. 2026-06-14
   days on market $109,000 Active 169 DOM
8. 2026-06-12
   days on market $109,000 Active 168 DOM
9. 2026-06-09
   days on market $109,000 Active 165 DOM
10. 2026-06-08
    days on market $109,000 Active 164 DOM
11. 2026-06-07
    days on market $109,000 Active 163 DOM
12. 2026-06-04
    days on market $109,000 Active 159 DOM
13. 2026-06-02
    days on market $109,000 Active 158 DOM
14. 2026-06-01
    days on market $109,000 Active 157 DOM
15. 2026-05-31
    days on market $109,000 Active 156 DOM
16. 2026-05-31
    days on market $109,000 Active 155 DOM
17. 2025-12-26
    listed $109,000 Active 1630-char remark

    Show marketing remark (1630 chars)

    Spacious Move-In Ready 5-Bedroom TRU Triumph Double Wide in Quiet Berryville Community For Sale By Owner!Welcome to your dream family home! This well-maintained 2020s-era TRU Triumph double wide manufactured home offers over 2,001 sq ft of comfortable living space with 5 bedrooms and 3 full bathroomsperfect for large or growing families. Already set up and ready to move in: fully plumbed, electricity connected, and situated on a leased lot in the peaceful, family-owned Bedford Falls Mobile Home Community in Berryville, AR. Enjoy the convenience of city limits with a serene, country feelpaved roads, friendly neighbors, and easy access to shopping, schools, and outdoor recreation. Key Features:Open-concept layout with large kitchen/dining area, separate living room/den, private master suite (split for added privacy), and full-size utility room Efficient heat pump HVAC with emergency heat backup Smart upgrades: Ecobee Wi-Fi thermostat and Wi-Fi controlled electric water heater Included appliances: Electric range, single-door refrigerator with freezer, and dishwasher Financial Details:Asking Price: $109,000 (OBO motivated seller!) Current loan balance: Approximately $109,000 Monthly house payment: $1,086 (principal + interest; financing may be assumablebuyer to qualify with lender) Lot rent: $300/month (paid separately to the community) This is an excellent opportunity to own a modern, spacious home at an affordable price in a desirable location. Serious inquiries onlybuyer must be approved by the community. Contact me directly to schedule a private showing or for more details: Call or text 870-480-3626

ⓘ 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: $1,045 · $87/mo
• Projected year-2 tax: $1,045 · $87/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $17,838
• − Mortgage interest: −$6,106
• − Property taxes: −$1,045
• − Insurance: −$545
• − Repairs & maintenance: −$1,427
• − Management: −$1,427
• − Depreciation: −$3,171
• Taxable income: $4,117
• Est. tax owed @ 24.0%: −$988
• After-tax cash flow: $4,654/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: Berryville School District
• NCES district ID: 0503150
• Math proficiency: 31% ▼ -12.00%
• Reading proficiency: 31% ▼ -11.00%
• Median HH income: $37,169
• Composite: 25.81/100
• National rank: #7360
• State rank: #148 of 238 in AR

Livability — Berryville

• Score: 67/100
• State rank: #103
• US rank: #10632

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Berryville, AR
• Population (ZIP): 11,046

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 28,014 people
• By 2030: 28,006 · +-0.0%
• By 2040: 28,242 · +0.8%
• By 2050: 29,169 · +4.1%
• By 2075: 33,935 · +21.1%
• By 2100: 39,497 · +41.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Two or more races 27% Hispanic / Latino 18% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 1% Italian 1% Scottish 1%
• Foreign-born: 10% · Canada
• Languages at home: 83% English-only · Spanish 11% German/W. Germanic 3% Other Asian/Pacific 2%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+31.7) · D 33.0% · R 64.7% · Other 2.2%
• 2008→2024 swing: -13.6pp toward R · 2008: -18.1pp · 2024: -31.7pp
• All cycles: 2024: R+31.7 2020: R+28.8 2016: R+32.3 2012: R+23.9 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 40.46%
• Current HPI: 306.898
• 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

1 event — show timeline

• 2025-12-26 Listed $109,000 ForSaleByOwner.com

Property tax history

+23.2%/yr

Latest (2025): $1,045 · +5707.3% YoY. Source: county tax records.