4216 E 38th St · College Station, AR 72206

$59,900

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 20 Days on market

Built 2009 7,405 sqft 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.3/5.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3-bedroom, 2-bath mobile home conveniently located close to shopping, schools, restaurants, and other amenities. The home needs some repairs and updates, making it a great opportunity for an investor, handyman, or buyer looking to add their own personal touch. Plenty of potential at an affordable price.

Key facts

• Close to schools
• Close to restaurants
• Close to shopping

Tags

• CONVENIENTLY LOCATED
• CLOSE TO SHOPPING
• CLOSE TO SCHOOLS
• CLOSE TO RESTAURANTS

Property features AI

Exterior

• Utilities: Public water
• Home design: Metal/vinyl siding exterior
• Construction: Composition roof; Not permanent foundation
• Exterior features: Level lot; Paved road access

Interior

• Kitchen: Free-standing stove
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Vinyl floors; Free-standing stove

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $631 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#389 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: employment D+, commute D, schools F.
• Pulaski County Spec. School District (rural): math 27% / reading 31% proficiency, ranked #150 of 238 in AR (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.4%/yr); 127 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Pulaski County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($59k) 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,001 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 2.09% ✓
• Cap rate: 18.93%
• Cash-on-cash: 45.13%
• DSCR: 3.01
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.36% rent growth · sell at horizon

5-year hold

• IRR: 42.6%
• Equity multiple: 2.84×
• Total profit: $30,910
• Equity at exit: $8,931

10-year hold

• IRR: 48.8%
• Equity multiple: 5.80×
• Total profit: $80,462
• Equity at exit: $5,179

Cash invested: $16,772 (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 72206

• Rents YoY: 3.4%
• Active inventory: 127
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$17 /mo · $207/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $631

Break-even live

Break-even rent $451

Max offer price $59,900

Occupancy floor 45%

Sensitivity live

Price	-10% $665	-5% $648	+0% $631	+5% $614	+10% $597
Rent	-10% $532	-5% $581	+0% $631	+5% $680	+10% $730
Rate	-1.0pp $661	-0.5pp $646	base $631	+0.5pp $615	+1.0pp $600

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4722 Springer Blvd Little Rock, AR	2.0	1.0	900	$1,100	$1.22	24d	1	1.28mi

Listing history 15 events

1. 2026-06-21
   days on market $59,900 Active 20 DOM
2. 2026-06-18
   days on market $59,900 Active 17 DOM
3. 2026-06-17
   days on market $59,900 Active 16 DOM
4. 2026-06-16
   days on market $59,900 Active 15 DOM
5. 2026-06-15
   days on market $59,900 Active 14 DOM
6. 2026-06-14
   days on market $59,900 Active 12 DOM
7. 2026-06-13
   days on market $59,900 Active 11 DOM
8. 2026-06-10
   days on market $59,900 Active 9 DOM
9. 2026-06-09
   days on market $59,900 Active 8 DOM
10. 2026-06-08
    statusdays on market $59,900 Active 7 DOM
11. 2026-06-07
    days on market $59,900 New Listing 6 DOM
12. 2026-06-05
    days on market $59,900 New Listing 3 DOM
13. 2026-06-03
    days on market $59,900 New Listing 2 DOM
14. 2026-06-01
    remarks 304-char remark

    Show marketing remark (304 chars)

    3-bedroom, 2-bath mobile home conveniently located close to shopping, schools, restaurants, and other amenities. The home needs some repairs and updates, making it a great opportunity for an investor, handyman, or buyer looking to add their own personal touch. Plenty of potential at an affordable price.

15. 2026-06-01
    listed $59,900 New Listing 1 DOM

    Show marketing remark (304 chars)

    3-bedroom, 2-bath mobile home conveniently located close to shopping, schools, restaurants, and other amenities. The home needs some repairs and updates, making it a great opportunity for an investor, handyman, or buyer looking to add their own personal touch. Plenty of potential at an affordable price.

ⓘ 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: $207 · $17/mo
• Projected year-2 tax: $383 · $32/mo
• Expected delta: +$176/yr (+$15/mo · 85.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,995
• − Mortgage interest: −$3,355
• − Property taxes: −$207
• − Insurance: −$300
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$1,743
• Taxable income: $6,991
• Est. tax owed @ 24.0%: −$1,678
• After-tax cash flow: $5,892/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: Pulaski County Spec. School District
• NCES district ID: 0511850
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 31% ▼ -10.00%
• Median HH income: $53,218
• Composite: 25.67/100
• National rank: #7394
• State rank: #150 of 238 in AR

Livability — College Station

• Score: 56/100
• State rank: #389
• US rank: #22871

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: College Station, AR
• County: Pulaski County · 372,764 people
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 22,667
• Household income: $52,132
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 623.0

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 415,378 people
• By 2030: 423,720 · +2.0%
• By 2040: 435,182 · +4.8%
• By 2050: 440,904 · +6.1%
• By 2075: 445,521 · +7.3%
• By 2100: 419,173 · +0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 48% White 43% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Iranian 1% Italian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Pulaski

• 2024 margin: Strong D (+22.1) · D 59.8% · R 37.7% · Other 2.5%
• 2008→2024 swing: +10.6pp toward D · 2008: 11.6pp · 2024: 22.1pp
• All cycles: 2024: D+22.1 2020: D+22.5 2016: D+17.9 2012: D+11.4 2008: D+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.64%
• Current HPI: 158.3601
• Rent YoY: ▲ 3.36%
• Metro: Little Rock-North Little Rock-Conway, 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

+0.0% since first listed

2 events — show timeline

• 2026-06-01 Listed $59,900 HSBOR
• 2026-06-01 Listed $59,900 CARMLS

Property tax history

+2.5%/yr

Latest (2025): $207 · +4.1% YoY. Source: county tax records.