10 Grandchildren Dr · Mountain Home, AR 72653

$114,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 105 Days on market

$78/sqft · 75% above area

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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 +24.6/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +3.7/10.0
• 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

Clean and well-maintained 3 bedroom, 2 bathroom double-wide modular home located in a quiet 55+ community. This home features an open floor plan, a bright sunroom, and a beautiful pond view. It's move-in ready and includes a nice storage shed for extra space. Clean and well cared for

Key facts

• Open floor plan
• Pond view
• Sunroom

Tags

• OPEN FLOOR PLAN
• SUNROOM
• POND VIEW
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $114k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $114k).
• Recommended offer: $104k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.1% in Mountain Home — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#54 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Mountain Home School District (town): math 45% / reading 45% proficiency, ranked #40 of 238 in AR (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 386 active listings in the ZIP; 47 units permitted in Baxter County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($49k/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 $788 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Baxter County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $25k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $114k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,740 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.14% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.83%
• DSCR: 1.39
• GRM: 7.3

CMA / ARV

• ARV (median comp): $65,000
• List price: $114,000
• Delta: 75.38%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
131 Nora Ct	0.16mi	3/2.0	1,352 (-7%)	6mo	$85,000	$63	76
107 Grandchildren Dr	0.10mi	3/2.0	1,568 (+8%)	8mo	$110,000	$70	75
51 Benjamin Dr	0.08mi	2/2.0 (-1)	1,454 (-0%)	22mo	$60,000	$41	72
102 Hal Dr	0.12mi	3/2.0	1,288 (-12%)	8mo	$45,000	$35	69

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -2.9%
• Equity multiple: 0.89×
• Total profit: $-3,498
• Equity at exit: $16,998

10-year hold

• IRR: 6.8%
• Equity multiple: 1.51×
• Total profit: $16,290
• Equity at exit: $9,857

Cash invested: $31,920 (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 72653

• Home prices YoY: -15.8%
• Active inventory: 386
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,294 medium
• Mortgage (P&I): −$598
• Tax est. 1.5%: −$142 /mo · $1,710/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $235

Break-even live

Break-even rent $997

Max offer price $114,000

Occupancy floor 77%

Sensitivity live

Price	-10% $314	-5% $274	+0% $235	+5% $195	+10% $156
Rent	-10% $133	-5% $184	+0% $235	+5% $286	+10% $337
Rate	-1.0pp $292	-0.5pp $264	base $235	+0.5pp $205	+1.0pp $175

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $114,000 Active 105 DOM
2. 2026-06-18
   days on market $114,000 Active 104 DOM
3. 2026-06-17
   days on market $114,000 Active 103 DOM
4. 2026-06-16
   days on market $114,000 Active 102 DOM
5. 2026-06-15
   days on market $114,000 Active 101 DOM
6. 2026-06-14
   days on market $114,000 Active 99 DOM
7. 2026-06-12
   days on market $114,000 Active 98 DOM
8. 2026-06-09
   days on market $114,000 Active 95 DOM
9. 2026-06-08
   days on market $114,000 Active 94 DOM
10. 2026-06-07
    days on market $114,000 Active 93 DOM
11. 2026-06-05
    days on market $114,000 Active 90 DOM
12. 2026-06-02
    days on market $114,000 Active 88 DOM
13. 2026-06-01
    days on market $114,000 Active 87 DOM
14. 2026-05-31
    days on market $114,000 Active 86 DOM
15. 2026-05-30
    days on market $114,000 Active 85 DOM
16. 2026-05-14
    price $124,000 284-char remark

    Show marketing remark (284 chars)

    Clean and well-maintained 3 bedroom, 2 bathroom double-wide modular home located in a quiet 55+ community. This home features an open floor plan, a bright sunroom, and a beautiful pond view. It's move-in ready and includes a nice storage shed for extra space. Clean and well cared for

17. 2026-03-24
    price $129,000 284-char remark

    Show marketing remark (284 chars)

    Clean and well-maintained 3 bedroom, 2 bathroom double-wide modular home located in a quiet 55+ community. This home features an open floor plan, a bright sunroom, and a beautiful pond view. It's move-in ready and includes a nice storage shed for extra space. Clean and well cared for

18. 2026-03-03
    listed $139,000 Active 284-char remark

    Show marketing remark (284 chars)

    Clean and well-maintained 3 bedroom, 2 bathroom double-wide modular home located in a quiet 55+ community. This home features an open floor plan, a bright sunroom, and a beautiful pond view. It's move-in ready and includes a nice storage shed for extra space. Clean and well cared for

19. 2019-09-04
    soldstatus $52,000 329-char remark

    Show marketing remark (329 chars)

    3 bed/2 bath very clean home in Rolling Meadows retirement community. Home is located on corner lot and offers new gas range, water heater, metal roof, paint and refrigerator, storage shed, step-in shower, newer laminate flooring, large laundry room with lots of cabinet space. Screened in sun room and covered porch. A must see!

20. 2019-07-30
    listed $54,900 329-char remark

    Show marketing remark (329 chars)

    3 bed/2 bath very clean home in Rolling Meadows retirement community. Home is located on corner lot and offers new gas range, water heater, metal roof, paint and refrigerator, storage shed, step-in shower, newer laminate flooring, large laundry room with lots of cabinet space. Screened in sun room and covered porch. A must see!

21. 2017-11-17
    soldstatus $40,000
22. 2017-10-12
    soldstatus $16,000
23. 2000-04-26
    soldstatus $43,500

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $15,534
• − Mortgage interest: −$6,386
• − Property taxes: −$1,710
• − Insurance: −$570
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$3,316
• Taxable income: $1,066
• Est. tax owed @ 24.0%: −$256
• After-tax cash flow: $2,562/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: Mountain Home School District
• NCES district ID: 0500043
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $36,966
• Composite: 37.4/100
• National rank: #4424
• State rank: #40 of 238 in AR

Livability — Mountain Home

• Score: 70/100
• State rank: #54
• US rank: #7718

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Baxter County · 29,564 people
• City population: 29,564
• Metro: Mountain Home, AR
• Population (ZIP): 29,564
• Household income: $48,718
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 663.0

Population outlook (Baxter County) Hauer SSP2

• Today (2025): 39,886 people
• By 2030: 39,226 · -1.7%
• By 2040: 37,810 · -5.2%
• By 2050: 36,287 · -9.0%
• By 2075: 32,965 · -17.4%
• By 2100: 28,002 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Romanian 2% Portuguese 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Baxter

• 2024 margin: Solid R (+56.9) · D 20.7% · R 77.6% · Other 1.7%
• 2008→2024 swing: -25.3pp toward R · 2008: -31.6pp · 2024: -56.9pp
• All cycles: 2024: R+56.9 2020: R+53.3 2016: R+53.6 2012: R+44.0 2008: R+31.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.18%
• Current HPI: 246.3231
• Rent YoY: —
• Metro: Mountain Home, 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

+185.1% since first listed

8 events — show timeline

• 2026-05-14 Price Changed $124,000 MHMLS
• 2026-03-24 Price Changed $129,000 MHMLS
• 2026-03-03 Listed $139,000 MHMLS
• 2019-09-04 Sold (MLS) $52,000 MHMLS
• 2019-07-30 Listed $54,900 MHMLS
• 2017-11-17 Sold (Public Records) $40,000 Public Records
• 2017-10-12 Sold (Public Records) $16,000 Public Records
• 2000-04-26 Sold (Public Records) $43,500 Public Records

Property tax history

-1.4%/yr

Latest (2024): $15 · +0.0% YoY. Source: county tax records.