618 Polk Road 24 · Cove, AR 71937

$69,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 52 Days on market

Built 1992 2.14 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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Appreciation +5.4/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Country living at its finest, and priced to move. This 3 bedroom, 2 bath single wide sits on over 2 acres and is ready for your personal touch. The property offers a huge shop, livestock pens, fruit trees, extra power pole for RV, and a well-maintained yard with plenty of room for a garden, small homestead, animals, or simply enjoying the quiet country life. If you have been looking for peace, space, and affordability, this one checks the boxes. Located at 618 Polk Road 24 in Cove, Arkansas, this property offers the kind of quiet setting most people only dream about, and it is priced low and firm for a quick sale.

Key facts

• Well maintained yard
• Small homestead
• Room for a garden

Tags

• LIVESTOCK PENS
• FRUIT TREES
• EXTRA POWER POLE FOR RV
• WELL MAINTAINED YARD
• ROOM FOR A GARDEN
• SMALL HOMESTEAD

Property features AI

Finance

• Other: Approximately 2.14 acres; Approximate lot size 9,138 (source: tax records)
• Financial info: Financing available: conventional loan or cash

Exterior

• Parking: Detached garage with capacity for 4+ cars
• Utilities: Private well; Septic system; Electric service via cooperative; Propane/butane gas; Wireless and satellite Internet available
• Home design: Single-wide mobile home; Mobile property type
• Construction: Metal/vinyl siding; Metal roof; Foundation: other (see remarks); Built as mobile single wide
• Exterior features: Porch; Fully fenced yard; Level, cleared lot; Barns/buildings on property; Livestock allowed; Gravel road access

Interior

• Kitchen: Free-standing stove; Electric range
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Formica kitchen countertops
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 49/100 on livability (#493 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, crime F, amenities F.
• Cossatot River School District (rural): math 42% / reading 39% proficiency, ranked #68 of 238 in AR (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 89% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 20 active listings in the ZIP; 4 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($483 loan paydown + $568 appreciation (0.8% local appreciation)).
• Polk County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $7k; list at $70k implies a 899% 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 $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 F-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. 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?
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: 1.44% ✓
• Cap rate: 11.66%
• Cash-on-cash: 19.18%
• DSCR: 1.85
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 2.05×
• Total profit: $20,610
• Equity at exit: $23,186

10-year hold

• IRR: 24.1%
• Equity multiple: 3.86×
• Total profit: $56,012
• Equity at exit: $30,295

Cash invested: $19,572 (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 71937

• Home prices YoY: 0.6%
• Active inventory: 20
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,007 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $313

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 64%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $69,900 Active 52 DOM
2. 2026-06-18
   days on market $69,900 Active 51 DOM
3. 2026-06-17
   days on market $69,900 Active 50 DOM
4. 2026-06-16
   days on market $69,900 Active 49 DOM
5. 2026-06-15
   days on market $69,900 Active 48 DOM
6. 2026-06-14
   days on market $69,900 Active 46 DOM
7. 2026-06-12
   days on market $69,900 Active 45 DOM
8. 2026-06-09
   days on market $69,900 Active 42 DOM
9. 2026-06-08
   days on market $69,900 Active 41 DOM
10. 2026-06-07
    days on market $69,900 Active 40 DOM
11. 2026-06-07
    days on market $69,900 Active 39 DOM
12. 2026-06-04
    days on market $69,900 Active 36 DOM
13. 2026-06-02
    days on market $69,900 Active 35 DOM
14. 2026-06-01
    days on market $69,900 Active 34 DOM
15. 2026-05-31
    days on market $69,900 Active 33 DOM
16. 2026-05-31
    days on market $69,900 Active 32 DOM
17. 2026-04-28
    listed $69,900 New Listing 621-char remark
18. 1992-09-01
    soldstatus $7,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,089
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$967
• − Management: −$967
• − Depreciation: −$2,033
• Taxable income: $2,808
• Est. tax owed @ 24.0%: −$674
• After-tax cash flow: $3,080/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: Cossatot River School District
• NCES district ID: 0500405
• Math proficiency: 42% ▼ -1.00%
• Reading proficiency: 39% ▼ -6.00%
• Median HH income: $33,594
• Composite: 33.36/100
• National rank: #5483
• State rank: #68 of 238 in AR

Livability — Cove

• Score: 49/100
• State rank: #493
• US rank: #25813

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,012

Population outlook (Polk County) Hauer SSP2

• Today (2025): 19,065 people
• By 2030: 18,369 · -3.7%
• By 2040: 17,156 · -10.0%
• By 2050: 16,177 · -15.1%
• By 2075: 14,642 · -23.2%
• By 2100: 13,020 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 2% Native American 2%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+70.5) · D 13.8% · R 84.3% · Other 1.9%
• 2008→2024 swing: -24.7pp toward R · 2008: -45.8pp · 2024: -70.5pp
• All cycles: 2024: R+70.5 2020: R+68.2 2016: R+66.4 2012: R+56.9 2008: R+45.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.81%
• Current HPI: 146.3661
• 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

+898.6% since first listed

2 events — show timeline

• 2026-04-28 Listed $69,900 CARMLS
• 1992-09-01 Sold (Public Records) $7,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $35 · +0.0% YoY. Source: county tax records.