2604 Philadelphia Rd · Cedarville, AR 72956

$145,000

4 bd · 2.0 ba · 1,792 sqft · Manufactured public records · 49 Days on market

Built 1995 2.00 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 +24.1/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Mobile home on 2 cleared and level acres. 30X30 shop with electricity. Mobile home has block concrete foundation with poured piers and tie downs.

Key facts

• Rv parking
• Dining area
• Guest house

Tags

• OPEN KITCHEN
• DINING AREA
• EXTRA LARGE MASTER BATHROOM
• DETACHED GARAGE
• GUEST HOUSE
• RV PARKING

Property features AI

Finance

• Other: Property type: Residential mobile home; Lot size: 2 acres

Exterior

• Parking: Detached garage; 2 covered parking spaces; Gravel parking; RV access/parking
• Security: Smoke detectors
• Utilities: Public water; Septic tank; Electricity available; Cable available
• Home design: Residential mobile home (double wide); One level
• Construction: Frame construction; Block foundation; Asphalt shingle roof; Built as a double-wide mobile home
• Exterior features: Deck; Porch; Partial fencing; Cleared lot; Public maintained road; Storage, workshop, guest house and outbuilding on the property

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Electric water heater
• Flooring: Carpet; Laminate; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: ENERGY STAR qualified heating equipment; Electric cooling; Window unit(s)
• Interior features: Eat-in kitchen; Walk-in closets; Storm windows
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (1.3% below list).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#155 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, schools D-, amenities F.
• Cedarville School District (rural): math 32% / reading 32% proficiency, ranked #138 of 238 in AR (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.8%/yr); 247 active listings in the ZIP; 47 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Crawford 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 + 4.8% rent growth), your $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $19k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $82k; list at $145k implies a 76% 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 $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 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?
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: 0.99% ✗
• Cap rate: 8.66%
• Cash-on-cash: 8.44%
• DSCR: 1.38
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.76% rent growth · sell at horizon

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,809
• Equity at exit: $21,620

10-year hold

• IRR: 9.5%
• Equity multiple: 1.78×
• Total profit: $31,638
• Equity at exit: $12,537

Cash invested: $40,600 (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 72956

• Rents YoY: 4.8%
• Active inventory: 247
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,432 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$25 /mo · $299/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $285

Break-even live

Break-even rent $1,071

Max offer price $145,000

Occupancy floor 75%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-15
   days on market $145,000 Active 49 DOM
2. 2026-06-14
   days on market $145,000 Active 47 DOM
3. 2026-06-13
   pricedays on market $145,000 Active 46 DOM
4. 2026-06-10
   days on market $158,000 Active 44 DOM
5. 2026-06-09
   days on market $158,000 Active 43 DOM
6. 2026-06-08
   days on market $158,000 Active 42 DOM
7. 2026-06-07
   days on market $158,000 Active 41 DOM
8. 2026-06-05
   days on market $158,000 Active 38 DOM
9. 2026-06-03
   days on market $158,000 Active 37 DOM
10. 2026-06-02
    days on market $158,000 Active 36 DOM
11. 2026-06-01
    days on market $158,000 Active 35 DOM
12. 2026-05-31
    days on market $158,000 Active 34 DOM
13. 2026-05-30
    days on market $158,000 Active 33 DOM
14. 2026-04-27
    listed $164,000 Active 502-char remark
15. 2018-07-03
    soldstatus $82,500
16. 2018-07-02
    soldstatus $82,500 310-char remark

    Show marketing remark (310 chars)

    Roof and central air 3 years old, all new flooring, paint, fixtures and more. Split floor plan, large open kitchen and dining area. 2 level acres cleared and fenced. 30x30 shop building with electric. Mobile home has block concrete foundation with poured piers and tie downs. School bus picks up at the corner.

17. 2018-02-06
    listed $89,900 310-char remark

    Show marketing remark (310 chars)

    Roof and central air 3 years old, all new flooring, paint, fixtures and more. Split floor plan, large open kitchen and dining area. 2 level acres cleared and fenced. 30x30 shop building with electric. Mobile home has block concrete foundation with poured piers and tie downs. School bus picks up at the corner.

18. 2015-05-29
    soldstatus $29,900
19. 2015-03-10
    listed $29,900
20. 2006-08-04
    soldstatus $75,000

ⓘ 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: $299 · $25/mo
• Projected year-2 tax: $928 · $77/mo
• Expected delta: +$629/yr (+$52/mo · 210.6%)

ⓘ 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 ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,182
• − Mortgage interest: −$8,122
• − Property taxes: −$299
• − Insurance: −$725
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − Depreciation: −$4,218
• Taxable income: $1,069
• Est. tax owed @ 24.0%: −$257
• After-tax cash flow: $3,169/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: Cedarville School District
• NCES district ID: 0504080
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 32% ▼ -11.00%
• Median HH income: $42,106
• Composite: 27.11/100
• National rank: #7038
• State rank: #138 of 238 in AR

Livability — Cedarville

• Score: 65/100
• State rank: #155
• US rank: #13299

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Crawford County · 34,546 people
• City population: 1,804
• Metro: Fort Smith, AR-OK
• Population (ZIP): 34,546
• Household income: $62,988
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 571.0

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 62,108 people
• By 2030: 61,519 · -0.9%
• By 2040: 59,735 · -3.8%
• By 2050: 57,521 · -7.4%
• By 2075: 53,143 · -14.4%
• By 2100: 49,596 · -20.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 12% Two or more races 11% Asian 2% Native American 1% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+58.2) · D 19.9% · R 78.1% · Other 2.0%
• 2008→2024 swing: -12.1pp toward R · 2008: -46.0pp · 2024: -58.2pp
• All cycles: 2024: R+58.2 2020: R+56.7 2016: R+55.0 2012: R+49.9 2008: R+46.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -156.05%
• Current HPI: 221.3066
• Rent YoY: ▲ 4.76%
• Metro: Fort Smith, AR-OK
• 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

+93.3% since first listed

11 events — show timeline

• 2026-06-11 Price Changed $145,000 WRVBOR
• 2026-05-28 Price Changed $158,000 WRVBOR
• 2026-04-27 Listed $164,000 WRVBOR
• 2018-07-06 Sold (MLS) $82,500 Batesville
• 2018-07-03 Sold (Public Records) $82,500 Public Records
• 2018-07-02 Sold (MLS) $82,500 WRVBOR
• 2018-06-11 Listed $89,900 Batesville
• 2018-02-06 Listed $89,900 WRVBOR
• 2015-05-29 Sold (MLS) $29,900 WRVBOR
• 2015-03-10 Listed $29,900 WRVBOR
• 2006-08-04 Sold (Public Records) $75,000 Public Records