376 1st · Black Rock, AR 72415

$90,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 112 Days on market

Built 2003 1.00 ac lot ↓ 14% since listing

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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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Mobile home located in Black Rock. Features 2 bedrooms, 2 bathrooms and is situated on one acre. Wooded lot. Home is being sold as-is. Storage building in backyard.

Key facts

• Wooded lot
• Storage building
• 1 acre lot

Tags

• WOODED LOT
• STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#196 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Lawrence County School District (town): math 24% / reading 25% proficiency, ranked #188 of 238 in AR (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 9 active listings in the ZIP; 63 units permitted in Lawrence County in 2024 (15 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.0% local appreciation)).
• Lawrence County population projected at -23% 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 3y 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.

Recommended offer $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.23% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.13%
• DSCR: 1.54
• GRM: 6.8

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: 18.9%
• Equity multiple: 2.07×
• Total profit: $27,088
• Equity at exit: $40,468

10-year hold

• IRR: 20.2%
• Equity multiple: 3.93×
• Total profit: $73,723
• Equity at exit: $62,366

Cash invested: $25,200 (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 72415

• Active inventory: 9
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,110 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $255

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 72%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-19
   days on market $90,000 Active 112 DOM
2. 2026-06-18
   days on market $90,000 Active 111 DOM
3. 2026-06-17
   days on market $90,000 Active 110 DOM
4. 2026-06-16
   days on market $90,000 Active 109 DOM
5. 2026-06-15
   days on market $90,000 Active 108 DOM
6. 2026-06-14
   days on market $90,000 Active 106 DOM
7. 2026-06-12
   days on market $90,000 Active 105 DOM
8. 2026-06-09
   days on market $90,000 Active 102 DOM
9. 2026-06-08
   days on market $90,000 Active 101 DOM
10. 2026-06-07
    days on market $90,000 Active 100 DOM
11. 2026-06-07
    days on market $90,000 Active 99 DOM
12. 2026-06-04
    days on market $90,000 Active 96 DOM
13. 2026-06-02
    days on market $90,000 Active 95 DOM
14. 2026-06-01
    days on market $90,000 Active 94 DOM
15. 2026-05-31
    days on market $90,000 Active 93 DOM
16. 2026-05-31
    days on market $90,000 Active 92 DOM
17. 2026-02-27
    listed $90,000 New Listing 164-char remark

    Show marketing remark (164 chars)

    Mobile home located in Black Rock. Features 3 bedrooms, 2 bathrooms and is situated on one acre. Wooded lot. Home is being sold as-is. Storage building in backyard.

18. 2026-02-27
    listed $90,000 Active 164-char remark

    Show marketing remark (164 chars)

    Mobile home located in Black Rock. Features 3 bedrooms, 2 bathrooms and is situated on one acre. Wooded lot. Home is being sold as-is. Storage building in backyard.

19. 2026-01-15
    historical
20. 2025-07-21
    listed $90,000 Active
21. 2025-07-21
    listed $90,000 New Listing
22. 2025-03-25
    historical
23. 2024-11-05
    listed $90,000 Active
24. 2024-11-05
    listed $90,000 New Listing
25. 2024-07-12
    historical
26. 2024-05-23
    status Active
27. 2024-05-23
    status Back on Market
28. 2024-05-02
    historical
29. 2024-05-01
    status Under Contract
30. 2023-02-17
    price $90,000
31. 2023-01-11
    listed $105,000 New Listing
32. 2023-01-11
    listed $90,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,318
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − Depreciation: −$2,618
• Taxable income: $1,728
• Est. tax owed @ 24.0%: −$415
• After-tax cash flow: $2,643/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: Lawrence County School District
• NCES district ID: 0500082
• Math proficiency: 24% ▼ -21.00%
• Reading proficiency: 25% ▼ -13.00%
• Median HH income: $34,340
• Composite: 20.15/100
• National rank: #8637
• State rank: #188 of 238 in AR

Livability — Black Rock

• Score: 63/100
• State rank: #196
• US rank: #15493

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Black Rock, AR
• Population (ZIP): 1,136

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 15,453 people
• By 2030: 14,697 · -4.9%
• By 2040: 13,247 · -14.3%
• By 2050: 11,937 · -22.8%
• By 2075: 9,466 · -38.7%
• By 2100: 7,441 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 4%
• Common ancestry: Slovak 5% Lithuanian 2% Portuguese 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+64.0) · D 16.9% · R 81.0% · Other 2.1%
• 2008→2024 swing: -43.1pp toward R · 2008: -20.9pp · 2024: -64.0pp
• All cycles: 2024: R+64.0 2020: R+59.6 2016: R+49.8 2012: R+31.6 2008: R+20.9

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

-14.3% since first listed

16 events — show timeline

• 2026-02-27 Listed $90,000 NEABOR MLS
• 2026-02-27 Listed $90,000 CARMLS
• 2026-01-15 Listing Removed — CARMLS
• 2025-07-21 Listed $90,000 CARMLS
• 2025-07-21 Listed $90,000 NEABOR MLS
• 2025-03-25 Listing Removed — CARMLS
• 2024-11-05 Listed $90,000 CARMLS
• 2024-11-05 Listed $90,000 NEABOR MLS
• 2024-07-12 Listing Removed — CARMLS
• 2024-05-23 Relisted — NEABOR MLS
• 2024-05-23 Relisted — CARMLS
• 2024-05-02 Delisted — NEABOR MLS
• 2024-05-01 Pending — CARMLS
• 2023-02-17 Price Changed $90,000 CARMLS
• 2023-01-11 Listed $90,000 NEABOR MLS
• 2023-01-11 Listed $105,000 CARMLS

Property tax history

-8.0%/yr

Latest (2025): $21 · +0.0% YoY. Source: county tax records.