17742 Almost There Ln · Mountainburg, AR 72946

$50,000

1 bd · 1.0 ba · 864 sqft · SingleFamily public records · 4 Days on market

Built 1994 2.02 ac lot

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Looking for a place to lay low and completely relax? Well this is it, 1 bedroom, 1 bath cabin total electric in the woods. This property is fixer or you can just bring your RV to hook up and let your troubles go! Very private with only a few neighbors sitting on 2.2 acres Property is near Devil's Canyon Waterfalls, the Mulberry River, Shores Lake 15 miles away and 22miles to Cracker Barrel

Key facts

• Very private
• Near mulberry river
• Near shores lake

Tags

• TOTAL ELECTRIC
• VERY PRIVATE
• 2.2 ACRES
• NEAR DEVIL'S CANYON WATERFALLS
• NEAR MULBERRY RIVER
• NEAR SHORES LAKE

Property features AI

Finance

• Other: Approximately 2.02 acres

Exterior

• Parking: Gravel parking
• Utilities: Public water available; Septic tank; Electricity available
• Home design: Single-family house; One story
• Construction: Masonite exterior; Shingle (asphalt) roof; Slab foundation; Built as a residential single-family residence
• Exterior features: Covered porch; Deck; Chain-link fence enclosing back yard; Wooded lot; Dirt and gravel road access; Unimproved road frontage

Interior

• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Electric cooling
• Interior features: Eat-in kitchen
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($830 rent vs $50k).

Location & tenants

• Location reads 62/100 on livability (#226 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime F, amenities F, commute F.
• Mountainburg School District (rural): math 30% / reading 35% proficiency, ranked #136 of 238 in AR (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mountainburg Elementary School (math 52% / reading 42%, grade D-, #119 of 454 statewide, top 28%, 270 students, 100% FRL); Mountainburg Middle School Brain Academy (math 27% / reading 32%, grade F, #144 of 201 statewide, top 72%, 184 students, 99% FRL, charter); Mountainburg High School (math 17% / reading 32%, grade F, #187 of 292 statewide, top 70%, 206 students, 100% FRL) — zoned schools average 100% FRL vs 63% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 32 active listings in the ZIP; 47 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($346 loan paydown + $5k appreciation (10.0% local appreciation)).
• Crawford County population projected to shrink 7% 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.66% ✓
• Cap rate: 14.24%
• Cash-on-cash: 28.39%
• DSCR: 2.26
• GRM: 5.0

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: 45.8%
• Equity multiple: 4.45×
• Total profit: $48,327
• Equity at exit: $45,044

10-year hold

• IRR: 39.7%
• Equity multiple: 9.98×
• Total profit: $125,726
• Equity at exit: $97,139

Cash invested: $14,000 (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 72946

• Home prices YoY: 5.7%
• Active inventory: 32
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $830 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$42 /mo · $501/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $331

Break-even live

Break-even rent $411

Max offer price $50,000

Occupancy floor 55%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-18
   days on market $50,000 Active 4 DOM
2. 2026-06-17
   days on market $50,000 Active 3 DOM
3. 2026-06-16
   days on market $50,000 Active 2 DOM
4. 2026-06-15
   remarks 392-char remark
5. 2026-06-15
   listed $50,000 Active 1 DOM

ⓘ 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: $501 · $42/mo
• Projected year-2 tax: $501 · $42/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 4/10 Moderate 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $9,965
• − Mortgage interest: −$2,801
• − Property taxes: −$501
• − Insurance: −$250
• − Repairs & maintenance: −$797
• − Management: −$797
• − Depreciation: −$1,455
• Taxable income: $3,364
• Est. tax owed @ 24.0%: −$807
• After-tax cash flow: $3,167/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: Mountainburg School District
• NCES district ID: 0510260
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $39,076
• Composite: 27.22/100
• National rank: #7016
• State rank: #136 of 238 in AR

Livability — Mountainburg

• Score: 62/100
• State rank: #226
• US rank: #17156

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,085

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 (82%)
• Race & ethnicity: White 82% Two or more races 16% Native American 1% Hispanic / Latino 1%
• Common ancestry: Lithuanian 3% Slovak 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

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: ▲ 14.52%
• Current HPI: 269.0244
• 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

+455.6% since first listed

5 events — show timeline

• 2026-06-14 Listed $50,000 WRVBOR
• 2005-01-28 Sold (Public Records) $49,000 Public Records
• 2003-05-28 Sold (Public Records) $20,000 Public Records
• 1993-02-03 Sold (Public Records) $10,000 Public Records
• 1991-03-18 Sold (Public Records) $9,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $501 · +8.3% YoY. Source: county tax records.