10381 St Hwy 196 · Genoa, AR 71854

$149,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 73 Days on market

Built 2010 1.29 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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• Schools +5.0/10.0
• 1% rule +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained and ready for occupancy. Genoa school district. 1.29 acres. 3 bedrooms, 2 baths. Two storage buildings. Fence off the back deck for dogs or play area for small children.

Key facts

• 1.29 acre lot
• Built 2010
• Listed 72 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/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 $138k (7.8% below list).
• Recommended offer: $138k (7.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Genoa Central School District (rural): math 60% / reading 57% proficiency, ranked #6 of 238 in AR (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($141k) 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.
• Current owner paid $11k; list at $150k implies a 1263% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $138,237 (7.8% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 0.92% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.79%
• DSCR: 1.26
• GRM: 9.0

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: -10.2%
• Equity multiple: 0.63×
• Total profit: $-15,651
• Equity at exit: $22,351

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-2,582
• Equity at exit: $12,961

Cash invested: $41,972 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,382 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$41 /mo · $492/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $136

Break-even live

Break-even rent $1,210

Max offer price $149,900

Occupancy floor 85%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $149,900 Active 73 DOM
2. 2026-06-18
   days on market $149,900 Active 72 DOM
3. 2026-06-17
   days on market $149,900 Active 71 DOM
4. 2026-06-16
   days on market $149,900 Active 70 DOM
5. 2026-06-15
   days on market $149,900 Active 69 DOM
6. 2026-06-14
   days on market $149,900 Active 67 DOM
7. 2026-06-13
   days on market $149,900 Active 66 DOM
8. 2026-06-10
   days on market $149,900 Active 64 DOM
9. 2026-06-09
   days on market $149,900 Active 63 DOM
10. 2026-06-08
    days on market $149,900 Active 62 DOM
11. 2026-06-07
    days on market $149,900 Active 61 DOM
12. 2026-06-05
    days on market $149,900 Active 58 DOM
13. 2026-06-02
    days on market $149,900 Active 56 DOM
14. 2026-06-01
    days on market $149,900 Active 55 DOM
15. 2026-05-31
    days on market $149,900 Active 54 DOM
16. 2026-05-30
    days on market $149,900 Active 53 DOM
17. 2026-04-07
    listed $149,900 Active 185-char remark

    Show marketing remark (185 chars)

    Well maintained and ready for occupancy. Genoa school district. 1.29 acres. 3 bedrooms, 2 baths. Two storage buildings. Fence off the back deck for dogs or play area for small children.

18. 2026-04-07
    listed $149,900 New Listing 185-char remark

    Show marketing remark (185 chars)

    Well maintained and ready for occupancy. Genoa school district. 1.29 acres. 3 bedrooms, 2 baths. Two storage buildings. Fence off the back deck for dogs or play area for small children.

19. 1993-07-01
    soldstatus $11,000
20. 1987-07-01
    soldstatus $8,000

ⓘ 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: $492 · $41/mo
• Projected year-2 tax: $959 · $80/mo
• Expected delta: +$468/yr (+$39/mo · 95.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: −$8,397
• − Property taxes: −$492
• − Insurance: −$1,547
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$4,361
• Taxable loss: −$862
• Est. tax savings @ 24.0%: +$207
• After-tax cash flow: $1,840/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: Genoa Central School District
• NCES district ID: 0504110
• Math proficiency: 60% ▼ -3.00%
• Reading proficiency: 57% ▼ -1.00%
• Median HH income: $46,716
• Composite: 49.54/100
• National rank: #1991
• State rank: #6 of 238 in AR

Livability — Genoa

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Genoa, AR
• County: Miller County · 35,720 people
• 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

+1773.8% since first listed

4 events — show timeline

• 2026-04-07 Listed $149,900 TBOR
• 2026-04-07 Listed $149,900 CARMLS
• 1993-07-01 Sold (Public Records) $11,000 Public Records
• 1987-07-01 Sold (Public Records) $8,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $492 · +10.0% YoY. Source: county tax records.