2250 Main St · Mammoth Spring, AR 72554

$169,900

3 bd · 2.0 ba · 1,412 sqft · SingleFamily public records · 77 Days on market

Built 1975 1.77 ac lot

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Why this score? — see what drove the D 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 +9.1/30.0
• Appreciation +8.5/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +2.9/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0

Listing remarks MLS

Country Home with Shop, Acreage & Highway Frontage Near Mammoth Spring Located just outside Mammoth Spring, this 3-bed, 2-bath home sits on 1.77 acres within the Mammoth Spring School District. The property offers a great balance of country living with convenient access to town. Inside, you will find a functional layout along with a walk-out unfinished basement, providing excellent potential for additional living space, storage, or future expansion. A major highlight is the abundance of garage and shop space, featuring seven garage spaces and a nice shop building, ideal for vehicles, equipment, or hobbies. Both the home and shop have durable metal roofs for long-term, low-maintenance living. Highway frontage adds easy access and convenience, making this property a strong option for those seeking space, functionality, and versatility in the Ozarks.

Key facts

• Highway frontage
• Seven garage spaces
• Shop building

Tags

• HIGHWAY FRONTAGE
• WALK-OUT UNFINISHED BASEMENT
• SEVEN GARAGE SPACES
• SHOP BUILDING
• USABLE ACREAGE

Property features AI

Exterior

• Parking: 7-car garage; Parking pad; Driveway; Garage facing front, side and rear
• Utilities: Public water; Septic tank; Propane service
• Home design: Single-family residence; One story
• Construction: Metal siding; Metal roof; Concrete foundation; Basement (unfinished, partial) with exterior entry and walk-out access
• Exterior features: Patio; Deck; Front porch; Cleared lot; View; Horses allowed; Asphalt and gravel road access; Highway frontage

Interior

• Kitchen: Gas oven; Dishwasher; Refrigerator
• Flooring: Laminate flooring; Linoleum flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Wall furnace; Propane heating available; Central air conditioning
• Interior features: Insulated, double-pane windows; Rain gutters
• Laundry & utility: Laundry in basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-130 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (32.5% below list).
• Recommended offer: $115k (32.5% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 2.9% in Mammoth Spring — 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 77/100 on livability (#7 in AR, #2,817 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Mammoth Spring School District (town): math 31% / reading 39% proficiency, ranked #126 of 238 in AR (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mammoth Spring Elem. School (math 42% / reading 37%, grade F, #206 of 454 statewide, top 48%, 285 students, 100% FRL); Mammoth Spring High School (math 22% / reading 37%, grade F, #142 of 292 statewide, top 53%, 223 students, 100% FRL) — zoned schools average 100% FRL vs 55% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 88 active listings in the ZIP.

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (7.0% local appreciation)).
• Fulton County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago 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 $114,742 (32.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.68% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.27%
• DSCR: 0.85
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $90,368
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1075 Bethel Ave	0.69mi	3/1.0	1,569 (+11%)	14mo	$99,900	$64	33

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

Projected returns pro-forma

6.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.0%
• Equity multiple: 2.06×
• Total profit: $50,513
• Equity at exit: $117,219

10-year hold

• IRR: 14.9%
• Equity multiple: 4.21×
• Total profit: $152,917
• Equity at exit: $222,196

Cash invested: $47,572 (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 72554

• Home prices YoY: 3.3%
• Active inventory: 88
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,147 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$74 /mo · $893/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $-130

Break-even live

Break-even rent $1,312

Max offer price $146,985

Occupancy floor —

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $169,900 Active 77 DOM
2. 2026-06-18
   days on market $169,900 Active 76 DOM
3. 2026-06-17
   days on market $169,900 Active 75 DOM
4. 2026-06-16
   days on market $169,900 Active 74 DOM
5. 2026-06-15
   days on market $169,900 Active 73 DOM
6. 2026-06-14
   days on market $169,900 Active 71 DOM
7. 2026-06-12
   days on market $169,900 Active 70 DOM
8. 2026-06-09
   days on market $169,900 Active 67 DOM
9. 2026-06-08
   days on market $169,900 Active 66 DOM
10. 2026-06-07
    days on market $169,900 Active 65 DOM
11. 2026-06-07
    days on market $169,900 Active 64 DOM
12. 2026-06-04
    days on market $169,900 Active 61 DOM
13. 2026-06-02
    days on market $169,900 Active 60 DOM
14. 2026-06-01
    days on market $169,900 Active 59 DOM
15. 2026-05-31
    days on market $169,900 Active 58 DOM
16. 2026-05-31
    days on market $169,900 Active 57 DOM
17. 2026-04-02
    listed $169,900 Active
18. 2022-04-02
    listed $169,900 New Listing 866-char remark

    Show marketing remark (866 chars)

    Country Home with Shop, Acreage & Highway Frontage Near Mammoth Spring Located just outside Mammoth Spring, this 3-bed, 2-bath home sits on 1.77 acres within the Mammoth Spring School District. The property offers a great balance of country living with convenient access to town. Inside, you will find a functional layout along with a walk-out unfinished basement, providing excellent potential for additional living space, storage, or future expansion. A major highlight is the abundance of garage and shop space, featuring seven garage spaces and a nice shop building, ideal for vehicles, equipment, or hobbies. Both the home and shop have durable metal roofs for long-term, low-maintenance living. Highway frontage adds easy access and convenience, making this property a strong option for those seeking space, functionality, and versatility in the Ozarks.

19. 2021-11-22
    soldstatus Sold 215-char remark

    Show marketing remark (215 chars)

    3 beedroom 2 bath house with half basement and 4 car garage right on the edge of the city limits, House sits on almost 2 acres and has a 24x48 shop building that has 2 full bays as well. This is a must see !!!!!

20. 2021-11-18
    soldstatus $152,640
21. 2021-06-23
    historical 215-char remark

    Show marketing remark (215 chars)

    3 beedroom 2 bath house with half basement and 4 car garage right on the edge of the city limits, House sits on almost 2 acres and has a 24x48 shop building that has 2 full bays as well. This is a must see !!!!!

22. 2021-05-23
    listed $168,000 New Listing 215-char remark

    Show marketing remark (215 chars)

    3 beedroom 2 bath house with half basement and 4 car garage right on the edge of the city limits, House sits on almost 2 acres and has a 24x48 shop building that has 2 full bays as well. This is a must see !!!!!

ⓘ 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: $893 · $74/mo
• Projected year-2 tax: $1,087 · $91/mo
• Expected delta: +$194/yr (+$16/mo · 21.8%)

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

Taxation est. · year 1

• Rental income: $13,769
• − Mortgage interest: −$9,517
• − Property taxes: −$893
• − Insurance: −$850
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$4,943
• Taxable loss: −$4,636
• Est. tax savings @ 24.0%: +$1,113
• After-tax cash flow: $-444/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: Mammoth Spring School District
• NCES district ID: 0509270
• Math proficiency: 31% ▼ -24.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $32,157
• Composite: 28.62/100
• National rank: #6709
• State rank: #126 of 238 in AR

Livability — Mammoth Spring

• Score: 77/100
• State rank: #7
• US rank: #2817

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mammoth Spring, AR
• Population (ZIP): 2,749

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 11,739 people
• By 2030: 11,330 · -3.5%
• By 2040: 10,483 · -10.7%
• By 2050: 9,717 · -17.2%
• By 2075: 8,351 · -28.9%
• By 2100: 6,853 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 5%
• Common ancestry: Slovak 2% Serbian 1% Romanian 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid R (+62.1) · D 18.0% · R 80.1% · Other 1.9%
• 2008→2024 swing: -43.3pp toward R · 2008: -18.9pp · 2024: -62.1pp
• All cycles: 2024: R+62.1 2020: R+57.2 2016: R+50.7 2012: R+33.1 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.95%
• Current HPI: 219.211
• 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

+1.1% since first listed

6 events — show timeline

• 2026-04-02 Listed $169,900 SOMO
• 2022-04-02 Listed $169,900 CARMLS
• 2021-11-22 Sold (MLS) — CARMLS
• 2021-11-18 Sold (Public Records) $152,640 Public Records
• 2021-06-23 Listing Removed — CARMLS
• 2021-05-23 Listed $168,000 CARMLS

Property tax history

+18.7%/yr

Latest (2024): $893 · +10.0% YoY. Source: county tax records.