304 Stone St · Mansfield, AR 72944

$120,000

3 bd · 2.0 ba · 1,260 sqft · SingleFamily public records · 88 Days on market

Built 1982 $95/sqft · 11% below area Est $135k · 11% under

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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 +20.2/30.0
• ARV discount +12.6/15.0
• Appreciation +8.1/10.0
• DSCR +6.4/10.0
• 1% rule +4.2/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nestled in Mansfield yet reminiscent of a cozy Swiss Alps retreat, this custom-built chalet offers a truly distinctive feel for the area. The lower level welcomes you with beautiful flagstone flooring, a spacious kitchen with dining area, a comfortable family room, utility room, and a convenient guest bath—perfect for everyday living and entertaining. A charming spiral staircase leads upstairs to three bedrooms, all featuring fresh new carpet, along with a full bath. Two of the bedrooms open to private balconies, offering peaceful spots to relax and take in the surroundings. The driveway is accessed from Willis Street and includes a permanent easement for shared parking with the neighboring property. Ideally situated near schools, shopping, and dining, this home blends character, comfort, and convenience in one inviting package.

Key facts

• Private balconies
• Spiral staircase
• Flagstone flooring

Tags

• FLAGSTONE FLOORING
• SPIRAL STAIRCASE
• PRIVATE BALCONIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (7.9% below list).
• Recommended offer: $111k (7.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#255 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute F.
• Mansfield School District (rural): math 37% / reading 34% proficiency, ranked #110 of 238 in AR (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 active listings in the ZIP.

Forward outlook

• In year one you build about $8k of equity ($830 loan paydown + $7k appreciation (6.1% local appreciation)).
• Scott County population projected at -42% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.1% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 6 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.
• Current owner paid $68k; list at $120k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $110,579 (7.9% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 8% 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: 0.92% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.39%
• DSCR: 1.24
• GRM: 9.0

CMA / ARV

• ARV (median comp): $135,297
• List price: $120,000
• Delta: -11.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
507 Darlene Dr	0.63mi	3/2.0	1,253 (-1%)	2mo	$150,000	$120	68
700 Grove St	0.38mi	3/1.5	1,344 (+7%)	5mo	$122,000	$91	65
510 Darlene Dr	0.60mi	3/2.0	1,316 (+4%)	6mo	$116,000	$88	60
506 Huntington Ave	0.10mi	2/1.0 (-1)	1,180 (-6%)	21mo	$154,000	$131	58
520 Sunset Ridge Rd	0.43mi	3/2.0	1,144 (-9%)	15mo	$148,700	$130	52
903 Broadway St	0.70mi	2/1.0 (-1)	1,198 (-5%)	3mo	$138,100	$115	47
201 S Division Ave	0.51mi	3/1.5	1,439 (+14%)	21mo	$165,250	$115	33
413 Darlene Dr	0.64mi	3/1.5	1,420 (+13%)	19mo	$170,000	$120	31

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

Projected returns pro-forma

6.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.34×
• Total profit: $45,041
• Equity at exit: $76,320

10-year hold

• IRR: 19.2%
• Equity multiple: 4.71×
• Total profit: $124,644
• Equity at exit: $139,170

Cash invested: $33,600 (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 72944

• Home prices YoY: 2.3%
• Active inventory: 26
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,106 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$43 /mo · $520/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $151

Break-even live

Break-even rent $915

Max offer price $120,000

Occupancy floor 81%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-19
   days on market $120,000 Active 88 DOM
2. 2026-06-18
   days on market $120,000 Active 87 DOM
3. 2026-06-17
   days on market $120,000 Active 86 DOM
4. 2026-06-16
   days on market $120,000 Active 85 DOM
5. 2026-06-15
   days on market $120,000 Active 84 DOM
6. 2026-06-14
   days on market $120,000 Active 82 DOM
7. 2026-06-12
   days on market $120,000 Active 81 DOM
8. 2026-06-09
   days on market $120,000 Active 78 DOM
9. 2026-06-08
   days on market $120,000 Active 77 DOM
10. 2026-06-07
    days on market $120,000 Active 76 DOM
11. 2026-06-07
    days on market $120,000 Active 75 DOM
12. 2026-06-04
    days on market $120,000 Active 72 DOM
13. 2026-06-02
    days on market $120,000 Active 71 DOM
14. 2026-06-01
    days on market $120,000 Active 70 DOM
15. 2026-05-31
    days on market $120,000 Active 69 DOM
16. 2026-05-31
    days on market $120,000 Active 68 DOM
17. 2026-03-23
    listed $120,000 Active 846-char remark

    Show marketing remark (846 chars)

    Nestled in Mansfield yet reminiscent of a cozy Swiss Alps retreat, this custom-built chalet offers a truly distinctive feel for the area. The lower level welcomes you with beautiful flagstone flooring, a spacious kitchen with dining area, a comfortable family room, utility room, and a convenient guest bath—perfect for everyday living and entertaining. A charming spiral staircase leads upstairs to three bedrooms, all featuring fresh new carpet, along with a full bath. Two of the bedrooms open to private balconies, offering peaceful spots to relax and take in the surroundings. The driveway is accessed from Willis Street and includes a permanent easement for shared parking with the neighboring property. Ideally situated near schools, shopping, and dining, this home blends character, comfort, and convenience in one inviting package.

18. 2025-12-19
    soldstatus $68,200 Closed 210-char remark

    Show marketing remark (210 chars)

    Auction 11/17/25 @ 1 pm. Charming A-frame with log and wood siding! Appx. 1,260 sq. ft. , featuring 3 bedrooms, 2 baths, and rock floors. Full of character—perfect for a cozy home or investment property.

19. 2025-11-18
    status Pending 210-char remark

    Show marketing remark (210 chars)

    Auction 11/17/25 @ 1 pm. Charming A-frame with log and wood siding! Appx. 1,260 sq. ft. , featuring 3 bedrooms, 2 baths, and rock floors. Full of character—perfect for a cozy home or investment property.

20. 2025-11-17
    price $68,200 210-char remark

    Show marketing remark (210 chars)

    Auction 11/17/25 @ 1 pm. Charming A-frame with log and wood siding! Appx. 1,260 sq. ft. , featuring 3 bedrooms, 2 baths, and rock floors. Full of character—perfect for a cozy home or investment property.

21. 2025-10-21
    listed $1 Active 210-char remark

    Show marketing remark (210 chars)

    Auction 11/17/25 @ 1 pm. Charming A-frame with log and wood siding! Appx. 1,260 sq. ft. , featuring 3 bedrooms, 2 baths, and rock floors. Full of character—perfect for a cozy home or investment property.

22. 2025-09-09
    soldstatus $50,000 Closed
23. 2025-07-21
    status Pending
24. 2025-07-10
    listed $1 Active
25. 2025-06-05
    price $125,000
26. 2025-05-18
    price $135,000
27. 2025-05-07
    listed $140,000 Active
28. 2023-02-17
    soldstatus $55,000
29. 2023-02-16
    soldstatus $55,000
30. 2023-02-16
    listed
31. 2023-02-15
    soldstatus $55,000
32. 2022-10-10
    listed $75,000
33. 2009-11-23
    soldstatus $26,818
34. 2003-02-26
    soldstatus $51,000

ⓘ 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: $520 · $43/mo
• Projected year-2 tax: $768 · $64/mo
• Expected delta: +$248/yr (+$21/mo · 47.7%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,269
• − Mortgage interest: −$6,722
• − Property taxes: −$520
• − Insurance: −$600
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$3,491
• Taxable loss: −$186
• Est. tax savings @ 24.0%: +$45
• After-tax cash flow: $1,856/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: Mansfield School District
• NCES district ID: 0509330
• Math proficiency: 37% ▼ -8.00%
• Reading proficiency: 34% ▼ -8.00%
• Median HH income: $46,056
• Composite: 30.41/100
• National rank: #6245
• State rank: #110 of 238 in AR

Livability — Mansfield

• Score: 61/100
• State rank: #255
• US rank: #18362

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mansfield, AR
• Population (ZIP): 2,669

Population outlook (Scott County) Hauer SSP2

• Today (2025): 8,981 people
• By 2030: 8,188 · -8.8%
• By 2040: 6,675 · -25.7%
• By 2050: 5,228 · -41.8%
• By 2075: 2,745 · -69.4%
• By 2100: 1,302 · -85.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 7% Hispanic / Latino 4% Black 1% Native American 1%
• Common ancestry: Slovak 1% Serbian 1% Iranian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Scott

• 2024 margin: Solid R (+73.5) · D 12.6% · R 86.1% · Other 1.4%
• 2008→2024 swing: -30.0pp toward R · 2008: -43.5pp · 2024: -73.5pp
• All cycles: 2024: R+73.5 2020: R+69.8 2016: R+62.0 2012: R+47.7 2008: R+43.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.12%
• Current HPI: 273.7329
• 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

+135.3% since first listed

18 events — show timeline

• 2026-03-23 Listed $120,000 WRVBOR
• 2025-12-19 Sold (MLS) $68,200 WRVBOR
• 2025-11-18 Pending — WRVBOR
• 2025-11-17 Price Changed $68,200 WRVBOR
• 2025-10-21 Listed $1 WRVBOR
• 2025-09-09 Sold (MLS) $50,000 WRVBOR
• 2025-07-21 Pending — WRVBOR
• 2025-07-10 Listed $1 WRVBOR
• 2025-06-05 Price Changed $125,000 WRVBOR
• 2025-05-18 Price Changed $135,000 WRVBOR
• 2025-05-07 Listed $140,000 WRVBOR
• 2023-02-17 Sold (Public Records) $55,000 Public Records
• 2023-02-16 Listed — WRVBOR
• 2023-02-16 Sold (MLS) $55,000 WRVBOR
• 2023-02-15 Sold (MLS) $55,000 CARMLS
• 2022-10-10 Listed $75,000 CARMLS
• 2009-11-23 Sold (Public Records) $26,818 Public Records
• 2003-02-26 Sold (Public Records) $51,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $520 · +0.0% YoY. Source: county tax records.