10227 Brown Cemetery Rd · Sulphur Springs, AR 71603

$109,999

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 71 Days on market

Built 2013 0.58 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 +25.3/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the perfect blend of comfort and peaceful country living with this charming home, ideally located just outside of town. Featuring an oversized living room, this home offers plenty of space to relax or entertain. Enjoy the outdoors with built-in front and back decks. The spacious master suite is a true retreat, complete with a luxurious en-suite bath that includes a jacuzzi-style tub, walk-in shower, dual vanities, and two walk-in closets. With 3 bedrooms and 2 bathrooms, this home provides both comfort and functionality.

Key facts

• Dual vanities
• Walk-in shower
• Jacuzzi-style tub

Tags

• BUILT-IN FRONT AND BACK DECKS
• OVERSIZED LIVING ROOM
• LUXURIOUS EN-SUITE BATH
• JACUZZI-STYLE TUB
• WALK-IN SHOWER
• DUAL VANITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 4.4% in Sulphur Springs — 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 63/100 on livability (#192 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, schools F, amenities F.
• Watson Chapel School District (urban): math 10% / reading 12% proficiency, ranked #228 of 238 in AR (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 212 active listings in the ZIP; 62 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Jefferson County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,399 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
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: 1.07% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.77%
• DSCR: 1.43
• GRM: 7.8

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-1,894
• Equity at exit: $16,401

10-year hold

• IRR: 8.0%
• Equity multiple: 1.61×
• Total profit: $18,770
• Equity at exit: $9,511

Cash invested: $30,800 (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 71603

• Home prices YoY: -26.0%
• Active inventory: 212
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,174 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$54 /mo · $648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $251

Break-even live

Break-even rent $857

Max offer price $109,999

Occupancy floor 74%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $109,999 Active 71 DOM
2. 2026-06-18
   days on market $109,999 Active 70 DOM
3. 2026-06-17
   days on market $109,999 Active 69 DOM
4. 2026-06-16
   days on market $109,999 Active 68 DOM
5. 2026-06-15
   days on market $109,999 Active 67 DOM
6. 2026-06-14
   days on market $109,999 Active 65 DOM
7. 2026-06-12
   days on market $109,999 Active 64 DOM
8. 2026-06-09
   days on market $109,999 Active 61 DOM
9. 2026-06-08
   days on market $109,999 Active 60 DOM
10. 2026-06-07
    days on market $109,999 Active 59 DOM
11. 2026-06-05
    days on market $109,999 Active 56 DOM
12. 2026-06-03
    days on market $109,999 Active 55 DOM
13. 2026-06-02
    days on market $109,999 Active 54 DOM
14. 2026-06-01
    days on market $109,999 Active 53 DOM
15. 2026-05-31
    days on market $109,999 Active 52 DOM
16. 2026-05-30
    days on market $109,999 Active 51 DOM
17. 2026-05-18
    price $109,999 535-char remark

    Show marketing remark (535 chars)

    Discover the perfect blend of comfort and peaceful country living with this charming home, ideally located just outside of town. Featuring an oversized living room, this home offers plenty of space to relax or entertain. Enjoy the outdoors with built-in front and back decks. The spacious master suite is a true retreat, complete with a luxurious en-suite bath that includes a jacuzzi-style tub, walk-in shower, dual vanities, and two walk-in closets. With 3 bedrooms and 2 bathrooms, this home provides both comfort and functionality.

18. 2026-04-09
    listed $114,999 New Listing 535-char remark

    Show marketing remark (535 chars)

    Discover the perfect blend of comfort and peaceful country living with this charming home, ideally located just outside of town. Featuring an oversized living room, this home offers plenty of space to relax or entertain. Enjoy the outdoors with built-in front and back decks. The spacious master suite is a true retreat, complete with a luxurious en-suite bath that includes a jacuzzi-style tub, walk-in shower, dual vanities, and two walk-in closets. With 3 bedrooms and 2 bathrooms, this home provides both comfort and functionality.

19. 2022-07-19
    status Under Contract 319-char remark

    Show marketing remark (319 chars)

    This home is perfect for those looking for a quiet, country living setting! Located right outside of town, this home has an oversized living room, built in front & back deck, large master bedroom and master bath (which includes a jacuzzi style tub, walk-in shower, dual vanities and twin walk-in closets!) 3BD/2BA

20. 2022-07-18
    soldstatus $97,800 Sold 319-char remark

    Show marketing remark (319 chars)

    This home is perfect for those looking for a quiet, country living setting! Located right outside of town, this home has an oversized living room, built in front & back deck, large master bedroom and master bath (which includes a jacuzzi style tub, walk-in shower, dual vanities and twin walk-in closets!) 3BD/2BA

21. 2022-07-18
    soldstatus $97,800

    Show marketing remark (319 chars)

    This home is perfect for those looking for a quiet, country living setting! Located right outside of town, this home has an oversized living room, built in front & back deck, large master bedroom and master bath (which includes a jacuzzi style tub, walk-in shower, dual vanities and twin walk-in closets!) 3BD/2BA

22. 2022-05-13
    historical Take Backups 319-char remark

    Show marketing remark (319 chars)

    This home is perfect for those looking for a quiet, country living setting! Located right outside of town, this home has an oversized living room, built in front & back deck, large master bedroom and master bath (which includes a jacuzzi style tub, walk-in shower, dual vanities and twin walk-in closets!) 3BD/2BA

23. 2022-04-20
    listed $95,900 New Listing 319-char remark

    Show marketing remark (319 chars)

    This home is perfect for those looking for a quiet, country living setting! Located right outside of town, this home has an oversized living room, built in front & back deck, large master bedroom and master bath (which includes a jacuzzi style tub, walk-in shower, dual vanities and twin walk-in closets!) 3BD/2BA

ⓘ 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: $648 · $54/mo
• Projected year-2 tax: $704 · $59/mo
• Expected delta: +$56/yr (+$5/mo · 8.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $14,086
• − Mortgage interest: −$6,162
• − Property taxes: −$648
• − Insurance: −$550
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$3,200
• Taxable income: $1,273
• Est. tax owed @ 24.0%: −$305
• After-tax cash flow: $2,702/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: Watson Chapel School District
• NCES district ID: 0513930
• Math proficiency: 10% ▼ -11.00%
• Reading proficiency: 12% ▼ -10.00%
• Median HH income: $40,521
• Composite: 9.55/100
• National rank: #9845
• State rank: #228 of 238 in AR

Livability — Sulphur Springs

• Score: 63/100
• State rank: #192
• US rank: #15295

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jefferson County · 29,578 people
• Metro: Pine Bluff, AR
• Population (ZIP): 29,578
• Household income: $53,130
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 657.0

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 63,110 people
• By 2030: 58,519 · -7.3%
• By 2040: 49,740 · -21.2%
• By 2050: 42,331 · -32.9%
• By 2075: 29,591 · -53.1%
• By 2100: 21,047 · -66.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (62%)
• Race & ethnicity: Black 62% White 33% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Italian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Jefferson

• 2024 margin: Strong D (+20.1) · D 59.2% · R 39.2% · Other 1.6%
• 2008→2024 swing: -6.2pp toward R · 2008: 26.3pp · 2024: 20.1pp
• All cycles: 2024: D+20.1 2020: D+21.7 2016: D+25.3 2012: D+29.0 2008: D+26.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.43%
• Current HPI: 206.5994
• Rent YoY: —
• Metro: Pine Bluff, 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

+14.7% since first listed

7 events — show timeline

• 2026-05-18 Price Changed $109,999 CARMLS
• 2026-04-09 Listed $114,999 CARMLS
• 2022-07-19 Pending — CARMLS
• 2022-07-18 Sold (Public Records) $97,800 Public Records
• 2022-07-18 Sold (MLS) $97,800 CARMLS
• 2022-05-13 Contingent — CARMLS
• 2022-04-20 Listed $95,900 CARMLS

Property tax history

+25.4%/yr

Latest (2025): $648 · +0.0% YoY. Source: county tax records.