15921 Oak St · Roland, AR 72135

$175,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 36 Days on market

Built 2001 0.48 ac lot $152/sqft · 11% above area Est $177k · at est.

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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
• ARV discount +8.1/15.0
• 1% rule +8.0/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Manufactured Home sitting on . 64 ac on permanent foundation with 4 year old Metal Roof that will never have to be replaced! Huge bonus is the 1 car enclosed Garage with garage door. There is also a nice storage shed with skylight and whirlybird air vent that is just a few years old. There is a serene view from the front porch and nice privacy in the back thanks to the extra . 16 ac lot behind that comes with this. All furnishings & appliances convey with the sale. Being Sold Furnished with all appliances!

Key facts

• New flooring
• New paint
• New cabinets

Tags

• NEW SUBFLOORS
• NEW SHEETROCK
• NEW WINDOWS
• NEW PAINT
• NEW FLOORING
• NEW CABINETS

Property features AI

Finance

• Financial info: Financing options: VA, FHA, Conventional, or Cash
• HOA & community: No-fee area amenities

Exterior

• Parking: Garage; Parking pads; 1-car garage
• Utilities: Public water; Septic
• Home design: Permanent foundation mobile/modular home; Other (see remarks)
• Construction: Metal/vinyl siding; Metal roof; Crawl space foundation
• Exterior features: Deck; Outside storage area; Level lot

Interior

• Kitchen: Microwave; Electric range; Dishwasher
• Bedrooms: Includes bedrooms with walk-in closet(s)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat (electric); Central cooling (electric)
• Interior features: Dryer connection (electric); Electric water heater; Walk-in closets; Wood-burning prefabricated fireplace; Sheetrock walls/ceilings
• Laundry & utility: Laundry room; Dryer connection (electric)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $771 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 2.2% in Roland — 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 47/100 on livability (#512 in AR) — a working-class tenant base; expect higher turnover. Strengths: crime B+, housing B; Watch: employment D+, schools F, amenities 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: 74 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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 + 3.0% rent growth), your $49k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $13k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $175k implies a 338% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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. 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: 1.30% ✓
• Cap rate: 11.58%
• Cash-on-cash: 18.87%
• DSCR: 1.84
• GRM: 6.4

CMA / ARV

• ARV (median comp): $177,300
• List price: $175,000
• Delta: -1.30%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 10.7%
• Equity multiple: 1.42×
• Total profit: $20,640
• Equity at exit: $26,093

10-year hold

• IRR: 19.7%
• Equity multiple: 2.65×
• Total profit: $80,847
• Equity at exit: $15,131

Cash invested: $49,000 (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 72135

• Home prices YoY: -4.6%
• Active inventory: 74
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,273 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$35 /mo · $415/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $771

Break-even live

Break-even rent $1,298

Max offer price $175,000

Occupancy floor 61%

Sensitivity live

Price	-10% $870	-5% $820	+0% $771	+5% $721	+10% $671
Rent	-10% $591	-5% $681	+0% $771	+5% $860	+10% $950
Rate	-1.0pp $859	-0.5pp $815	base $771	+0.5pp $725	+1.0pp $679

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $175,000 Active 36 DOM
2. 2026-06-17
   days on market $175,000 Active 35 DOM
3. 2026-06-16
   days on market $175,000 Active 34 DOM
4. 2026-06-16
   status $175,000 Active 33 DOM
5. 2026-06-15
   days on market $175,000 Price Change 33 DOM
6. 2026-06-14
   days on market $175,000 Price Change 31 DOM
7. 2026-06-13
   days on market $175,000 Price Change 30 DOM
8. 2026-06-10
   pricestatusdays on market $175,000 Price Change 28 DOM
9. 2026-06-09
   days on market $188,000 Active 27 DOM
10. 2026-06-08
    days on market $188,000 Active 26 DOM
11. 2026-06-07
    days on market $188,000 Active 25 DOM
12. 2026-06-05
    days on market $188,000 Active 22 DOM
13. 2026-06-03
    days on market $188,000 Active 21 DOM
14. 2026-06-02
    days on market $188,000 Active 20 DOM
15. 2026-06-01
    days on market $188,000 Active 19 DOM
16. 2026-05-31
    days on market $188,000 Active 18 DOM
17. 2026-05-31
    days on market $188,000 Active 17 DOM
18. 2026-05-13
    listed $188,000 New Listing 685-char remark
19. 2024-04-01
    soldstatus $40,000
20. 2020-10-20
    soldstatus $42,500
21. 2020-10-19
    soldstatus $48,000 Sold 517-char remark

    Show marketing remark (517 chars)

    Manufactured Home sitting on . 64 ac on permanent foundation with 4 year old Metal Roof that will never have to be replaced! Huge bonus is the 1 car enclosed Garage with garage door. There is also a nice storage shed with skylight and whirlybird air vent that is just a few years old. There is a serene view from the front porch and nice privacy in the back thanks to the extra . 16 ac lot behind that comes with this. All furnishings & appliances convey with the sale. Being Sold Furnished with all appliances!

22. 2020-03-19
    status Under Contract 517-char remark

    Show marketing remark (517 chars)

    Manufactured Home sitting on . 64 ac on permanent foundation with 4 year old Metal Roof that will never have to be replaced! Huge bonus is the 1 car enclosed Garage with garage door. There is also a nice storage shed with skylight and whirlybird air vent that is just a few years old. There is a serene view from the front porch and nice privacy in the back thanks to the extra . 16 ac lot behind that comes with this. All furnishings & appliances convey with the sale. Being Sold Furnished with all appliances!

23. 2020-03-07
    listed $48,000 New Listing 517-char remark

    Show marketing remark (517 chars)

    Manufactured Home sitting on . 64 ac on permanent foundation with 4 year old Metal Roof that will never have to be replaced! Huge bonus is the 1 car enclosed Garage with garage door. There is also a nice storage shed with skylight and whirlybird air vent that is just a few years old. There is a serene view from the front porch and nice privacy in the back thanks to the extra . 16 ac lot behind that comes with this. All furnishings & appliances convey with the sale. Being Sold Furnished with all appliances!

24. 2003-09-15
    soldstatus $45,000

ⓘ 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: $415 · $35/mo
• Projected year-2 tax: $1,120 · $93/mo
• Expected delta: +$705/yr (+$59/mo · 170.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $27,277
• − Mortgage interest: −$9,803
• − Property taxes: −$415
• − Insurance: −$875
• − Repairs & maintenance: −$2,182
• − Management: −$2,182
• − Depreciation: −$5,091
• Taxable income: $6,729
• Est. tax owed @ 24.0%: −$1,615
• After-tax cash flow: $7,632/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 — Roland

• Score: 47/100
• State rank: #512
• US rank: #26199

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roland, AR
• Population (ZIP): 3,442

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: Predominantly White (84%)
• Race & ethnicity: White 84% Black 7% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Estonian 3% Italian 3% Lithuanian 3%
• Foreign-born: 3% · Canada, China
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 1%

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: ▼ -13.84%
• Current HPI: 289.0993
• 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

+288.9% since first listed

8 events — show timeline

• 2026-06-10 Price Changed $175,000 CARMLS
• 2026-05-13 Listed $188,000 CARMLS
• 2024-04-01 Sold (Public Records) $40,000 Public Records
• 2020-10-20 Sold (Public Records) $42,500 Public Records
• 2020-10-19 Sold (MLS) $48,000 CARMLS
• 2020-03-19 Pending — CARMLS
• 2020-03-07 Listed $48,000 CARMLS
• 2003-09-15 Sold (Public Records) $45,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $415 · +0.0% YoY. Source: county tax records.