89 Huett Ln · Pottsville, AR 72802

$104,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 41 Days on market

Built 1996 1.01 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 +26.0/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +4.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unique opportunity featuring two manufactured homes on separate acreage offering flexibility for multi-generational living or potential investment use. The primary residence is a 2023 double wide manufactured home with 3 bedrooms and 2 bathrooms, featuring a modern farmhouse-style interior, spacious layout, and walk-in closets. The home also includes a backup generator and a detached storage building. This residence sits on approximately 1.46 acres. The second residence is a 3-bedroom, 2-bathroom single-wide manufactured home situated on approximately 1.01 acres. Improvements include a 24x20 shop, an attached storage area, and a greenhouse, providing excellent space for hobbies, storage, or gardening. This property offers the potential to purchase both homes together as a package, with the possibility of selling them separately. See MLS # 1343573 & MLS #1343543, and this one they are combined

Key facts

• Country living
• Greenhouse
• 1.01 acre lot

Tags

• POTTSVILLE SCHOOL DISTRICT
• GREENHOUSE
• COUNTRY LIVING

Property features AI

Finance

• HOA & community: Monthly association fee; Near fire station

Exterior

• Parking: Detached garage; 1 covered parking space
• Security: Smoke detector(s)
• Utilities: Propane available; Public water; Septic (septic tank) available
• Home design: Single-story; Vinyl siding; Crawlspace foundation; Shingle (asphalt) roof; Shared road frontage
• Construction: Vinyl siding construction; Built 25+ years ago
• Exterior features: Cleared, open lot; Gravel driveway; Covered porch/patio; Outbuilding; Workshop; Smoke detectors

Interior

• Kitchen: Dishwasher; Electric cooktop
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Electric cooling
• Interior features: Built-in features; Walk-in closet(s); Window treatments; Blinds
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#61 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Pottsville School District (rural): math 55% / reading 54% proficiency, ranked #8 of 238 in AR (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Pottsville Elementary School (math 77% / reading 52%, grade B, #24 of 454 statewide, top 6%, 599 students, 43% FRL); Pottsville Junior High School (math 44% / reading 53%, grade C-, #38 of 201 statewide, top 19%, 471 students, 36% FRL); Pottsville High School (math 27% / reading 47%, grade F, #64 of 292 statewide, top 26%, 379 students, 28% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: 218 active listings in the ZIP; 55 units permitted in Pope County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $725 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Pope County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($102k) 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.

Recommended offer $101,753 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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. 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.
4. 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.
5. 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: 1.19% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.70%
• DSCR: 1.48
• GRM: 7.0

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-301
• Equity at exit: $15,641

10-year hold

• IRR: 9.4%
• Equity multiple: 1.72×
• Total profit: $21,291
• Equity at exit: $9,070

Cash invested: $29,372 (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 72802

• Home prices YoY: -14.1%
• Active inventory: 218
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,249 medium
• Mortgage (P&I): −$550
• Tax est. 1.5%: −$131 /mo · $1,574/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $262

Break-even live

Break-even rent $918

Max offer price $104,900

Occupancy floor 74%

Sensitivity live

Price	-10% $334	-5% $298	+0% $262	+5% $226	+10% $189
Rent	-10% $163	-5% $213	+0% $262	+5% $311	+10% $361
Rate	-1.0pp $315	-0.5pp $289	base $262	+0.5pp $235	+1.0pp $207

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-12
   pricestatusdays on marketlisting id $104,900 Pending 41 DOM
2. 2026-06-09
   days on market $324,900 Active 84 DOM
3. 2026-06-08
   days on market $324,900 Active 83 DOM
4. 2026-06-07
   days on market $324,900 Active 82 DOM
5. 2026-06-05
   days on market $324,900 Active 79 DOM
6. 2026-06-03
   days on market $324,900 Active 78 DOM
7. 2026-06-02
   days on market $324,900 Active 77 DOM
8. 2026-06-01
   days on market $324,900 Active 76 DOM
9. 2026-05-31
   remarks 699-char remark
10. 2026-05-31
    pricedays on marketlisting id $324,900 Active 75 DOM
11. 2026-05-31
    days on market $104,900 Active 41 DOM
12. 2026-05-30
    days on market $104,900 Active 40 DOM
13. 2026-04-20
    listed $104,900 Active
14. 2026-03-13
    listed $324,900 Active 911-char remark

    Show marketing remark (911 chars)

    Unique opportunity featuring two manufactured homes on separate acreage offering flexibility for multi-generational living or potential investment use. The primary residence is a 2023 double wide manufactured home with 3 bedrooms and 2 bathrooms, featuring a modern farmhouse-style interior, spacious layout, and walk-in closets. The home also includes a backup generator and a detached storage building. This residence sits on approximately 1.46 acres. The second residence is a 3-bedroom, 2-bathroom single-wide manufactured home situated on approximately 1.01 acres. Improvements include a 24x20 shop, an attached storage area, and a greenhouse, providing excellent space for hobbies, storage, or gardening. This property offers the potential to purchase both homes together as a package, with the possibility of selling them separately. See MLS # 1343573 & MLS #1343543, and this one they are combined

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,990
• − Mortgage interest: −$5,876
• − Property taxes: −$1,574
• − Insurance: −$524
• − Repairs & maintenance: −$1,199
• − Management: −$1,199
• − Depreciation: −$3,052
• Taxable income: $1,566
• Est. tax owed @ 24.0%: −$376
• After-tax cash flow: $2,767/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: Pottsville School District
• NCES district ID: 0511700
• Math proficiency: 55% ▼ -13.00%
• Reading proficiency: 54% ▼ -10.00%
• Median HH income: $46,088
• Composite: 46.15/100
• National rank: #2501
• State rank: #8 of 238 in AR

Livability — Pottsville

• Score: 69/100
• State rank: #61
• US rank: #8229

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pope County · 42,302 people
• Metro: Russellville, AR
• Population (ZIP): 23,283
• Household income: $64,110
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 404.0

Population outlook (Pope County) Hauer SSP2

• Today (2025): 66,303 people
• By 2030: 67,635 · +2.0%
• By 2040: 70,046 · +5.6%
• By 2050: 72,107 · +8.8%
• By 2075: 78,042 · +17.7%
• By 2100: 82,343 · +24.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 11% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 8% French/Haitian/Cajun 1%

Political lean MEDSL · Pope

• 2024 margin: Solid R (+52.2) · D 22.7% · R 74.9% · Other 2.4%
• 2008→2024 swing: -8.9pp toward R · 2008: -43.3pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+50.4 2016: R+50.5 2012: R+47.2 2008: R+43.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -37.02%
• Current HPI: 225.2177
• Rent YoY: —
• Metro: Russellville, 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

-67.7% since first listed

2 events — show timeline

• 2026-04-20 Listed $104,900 NWARMLS
• 2026-03-13 Listed $324,900 NWARMLS

Property tax history

-0.8%/yr

Latest (2025): $80 · +0.0% YoY. Source: county tax records.