4522 Chandler · Redfield, AR 72079

$159,900

3 bd · 2.0 ba · 1,800 sqft · Manufactured public records · 139 Days on market

Built 2009 3.87 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 +14.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +4.2/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 3-bedroom, 2-bath mobile home sits on just over 3.5 acres in Jefferson, offering space, privacy, and plenty of potential. The home features a functional floor plan with a comfortable living area, an eat-in kitchen, and nicely sized bedrooms. The primary suite includes a private bath, while the additional bedrooms share a full hall bath. Outside, the expansive acreage provides room to enjoy the outdoors, garden, add a shop, or simply spread out and enjoy the peaceful setting. Whether you’re looking for a quiet place to call home or land with room to grow, this property offers a great opportunity in a convenient Jefferson location.

Key facts

• Expansive acreage
• Private bath
• Eat-in kitchen

Tags

• 3.5 ACRES
• PRIVATE BATH
• EAT-IN KITCHEN
• EXPANSIVE ACREAGE
• PEACEFUL SETTING
• CONVENIENT JEFFERSON LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $21 ($249/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 $125k (22.0% below list).
• Recommended offer: $125k (22.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#83 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools D+, amenities F, commute F.
• White Hall School District (rural): math 36% / reading 38% proficiency, ranked #86 of 238 in AR (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP; 62 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Jefferson County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $63k; list at $160k implies a 154% gain — meaningful room to come down on a strong offer.

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 $124,714 (22.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 22% 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 D-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. 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?
6. 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.
7. 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.
8. 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: 0.78% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.56%
• DSCR: 1.02
• GRM: 10.7

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: 8.0%
• Equity multiple: 1.46×
• Total profit: $20,517
• Equity at exit: $71,898

10-year hold

• IRR: 10.6%
• Equity multiple: 2.59×
• Total profit: $71,118
• Equity at exit: $110,803

Cash invested: $44,772 (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 72079

• Active inventory: 2
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,247 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$59 /mo · $712/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $21

Break-even live

Break-even rent $1,221

Max offer price $159,900

Occupancy floor 93%

Sensitivity live

Price	-10% $111	-5% $66	+0% $21	+5% $-24	+10% $-70
Rent	-10% $-78	-5% $-28	+0% $21	+5% $70	+10% $119
Rate	-1.0pp $101	-0.5pp $61	base $21	+0.5pp $-21	+1.0pp $-63

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-01
   days on market $159,900 Active 139 DOM
2. 2026-05-31
   days on market $159,900 Active 138 DOM
3. 2026-05-30
   days on market $159,900 Active 137 DOM
4. 2026-02-18
   price $159,900 648-char remark

   Show marketing remark (648 chars)

   This 3-bedroom, 2-bath mobile home sits on just over 3.5 acres in Jefferson, offering space, privacy, and plenty of potential. The home features a functional floor plan with a comfortable living area, an eat-in kitchen, and nicely sized bedrooms. The primary suite includes a private bath, while the additional bedrooms share a full hall bath. Outside, the expansive acreage provides room to enjoy the outdoors, garden, add a shop, or simply spread out and enjoy the peaceful setting. Whether you’re looking for a quiet place to call home or land with room to grow, this property offers a great opportunity in a convenient Jefferson location.

5. 2026-01-14
   listed $169,900 New Listing 648-char remark

   Show marketing remark (648 chars)

   This 3-bedroom, 2-bath mobile home sits on just over 3.5 acres in Jefferson, offering space, privacy, and plenty of potential. The home features a functional floor plan with a comfortable living area, an eat-in kitchen, and nicely sized bedrooms. The primary suite includes a private bath, while the additional bedrooms share a full hall bath. Outside, the expansive acreage provides room to enjoy the outdoors, garden, add a shop, or simply spread out and enjoy the peaceful setting. Whether you’re looking for a quiet place to call home or land with room to grow, this property offers a great opportunity in a convenient Jefferson location.

6. 2023-06-12
   soldstatus $63,000
7. 2014-08-01
   historical
8. 2013-08-05
   listed $90,000
9. 2010-03-03
   soldstatus $88,000

ⓘ 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: $712 · $59/mo
• Projected year-2 tax: $1,023 · $85/mo
• Expected delta: +$312/yr (+$26/mo · 43.8%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $14,966
• − Mortgage interest: −$8,957
• − Property taxes: −$712
• − Insurance: −$800
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$4,652
• Taxable loss: −$2,549
• Est. tax savings @ 24.0%: +$612
• After-tax cash flow: $861/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: White Hall School District
• NCES district ID: 0514140
• Math proficiency: 36% ▼ -12.00%
• Reading proficiency: 38% ▼ -13.00%
• Median HH income: $51,633
• Composite: 32.16/100
• National rank: #5788
• State rank: #86 of 238 in AR

Livability — Redfield

• Score: 68/100
• State rank: #83
• US rank: #9222

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,377
• Population (ZIP): 302

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: Predominantly White (93%)
• Race & ethnicity: White 93% Black 7%
• Common ancestry: Iranian 6% European 3%
• Languages at home: 98% English-only · Spanish 2%

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: —
• Current HPI: —
• 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

+81.7% since first listed

6 events — show timeline

• 2026-02-18 Price Changed $159,900 CARMLS
• 2026-01-14 Listed $169,900 CARMLS
• 2023-06-12 Sold (Public Records) $63,000 Public Records
• 2014-08-01 Listing Removed — CARMLS
• 2013-08-05 Listed $90,000 CARMLS
• 2010-03-03 Sold (Public Records) $88,000 Public Records

Property tax history

+12.7%/yr

Latest (2025): $712 · +0.1% YoY. Source: county tax records.