102 Hal Dr · Mountain Home, AR 72653

$55,000

3 bd · 2.0 ba · 1,288 sqft · Manufactured public records · 8 Days on market

Est $79k · 30% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom/2 bath mfg. home with covered porch and carport, storage shed and open living space. Home has split floor plan, newer walk-in shower in primary bedroom. 55+ community, furnace updated less than 8 years ago & duct work. Lot rent $426 per month includes sewer and garbage.

Key facts

• Doublewide mobile
• Central heat and air
• All appliances stay

Tags

• DOUBLEWIDE MOBILE
• ROLLING MEADOWS SUBDIVISION
• NEWER METAL ROOF
• CENTRAL HEAT AND AIR
• ALL APPLIANCES STAY

Property features AI

Finance

• Other: Served by Mountain Home school district

Exterior

• Parking: 1-car garage
• Home design: Manufactured home (residential); Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Located in Rollingmeadows subdivision

Interior

• Kitchen: Electric oven and electric range; Dishwasher; Refrigerator; Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: Electric oven and electric range; Dishwasher; Refrigerator; Microwave
• Laundry & utility: Washer; Dryer

🏷️ Possibly a rental listed for sale. The $55,000 price doesn't fit this home's estimated sale value (~$78,568) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $636 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Cap rate 20.2% vs local median 3.1% in Mountain Home — 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 70/100 on livability (#54 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Mountain Home School District (town): math 45% / reading 45% proficiency, ranked #40 of 238 in AR (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 386 active listings in the ZIP; 47 units permitted in Baxter County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Baxter County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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 $45k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $55,000

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. 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.
3. 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.
4. 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: 2.34% ✓
• Cap rate: 20.18%
• Cash-on-cash: 49.58%
• DSCR: 3.21
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $78,568
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Hal Dr	0.00mi	3/2.0	1,288 (0%)	8mo	$45,000	$35	94
131 Nora Ct	0.03mi	3/2.0	1,352 (+5%)	6mo	$85,000	$63	85
43 Nora Ct	0.08mi	3/2.0	1,216 (-6%)	4mo	$46,000	$38	84
146 Wehmeyer Loop	0.15mi	3/2.0	1,216 (-6%)	2mo	$65,000	$53	82
79 Rolling Meadows Ct	0.13mi	3/2.0	1,216 (-6%)	11mo	$74,699	$61	76
316 Wehmeyer Loop	0.21mi	3/2.0	1,216 (-6%)	8mo	$83,000	$68	74
65 Fleck Dr	0.10mi	3/2.0	1,120 (-13%)	2mo	$85,000	$76	72
111 Nora Ct	0.03mi	3/2.0	1,152 (-11%)	13mo	$64,900	$56	70
10 William Dr	0.14mi	2/2.0 (-1)	1,232 (-4%)	14mo	$85,000	$69	70
136 Wehmeyer Loop	0.19mi	2/2.0 (-1)	1,216 (-6%)	9mo	$78,000	$64	69
101 Nora Ct	0.03mi	2/2.0 (-1)	1,120 (-13%)	4mo	$51,000	$46	69
73 Nora Ct	0.05mi	2/2.0 (-1)	1,150 (-11%)	8mo	$43,000	$37	68

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

Projected returns pro-forma

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

5-year hold

• IRR: 47.3%
• Equity multiple: 3.05×
• Total profit: $31,636
• Equity at exit: $8,201

10-year hold

• IRR: 52.9%
• Equity multiple: 6.18×
• Total profit: $79,814
• Equity at exit: $4,755

Cash invested: $15,400 (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 72653

• Home prices YoY: -15.8%
• Active inventory: 386
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,287 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $636

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 46%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $55,000 Active 8 DOM
2. 2026-06-18
   days on market $55,000 Active 7 DOM
3. 2026-06-17
   days on market $55,000 Active 6 DOM
4. 2026-06-16
   days on market $55,000 Active 5 DOM
5. 2026-06-15
   days on market $55,000 Active 4 DOM
6. 2026-06-14
   days on market $55,000 Active 2 DOM
7. 2026-06-12
   remarks 238-char remark
8. 2026-06-12
   listed $55,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,439
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$1,600
• Taxable income: $7,188
• Est. tax owed @ 24.0%: −$1,725
• After-tax cash flow: $5,911/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: Mountain Home School District
• NCES district ID: 0500043
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $36,966
• Composite: 37.4/100
• National rank: #4424
• State rank: #40 of 238 in AR

Livability — Mountain Home

• Score: 70/100
• State rank: #54
• US rank: #7718

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Baxter County · 29,564 people
• City population: 29,564
• Metro: Mountain Home, AR
• Population (ZIP): 29,564
• Household income: $48,718
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 663.0

Population outlook (Baxter County) Hauer SSP2

• Today (2025): 39,886 people
• By 2030: 39,226 · -1.7%
• By 2040: 37,810 · -5.2%
• By 2050: 36,287 · -9.0%
• By 2075: 32,965 · -17.4%
• By 2100: 28,002 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Romanian 2% Portuguese 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Baxter

• 2024 margin: Solid R (+56.9) · D 20.7% · R 77.6% · Other 1.7%
• 2008→2024 swing: -25.3pp toward R · 2008: -31.6pp · 2024: -56.9pp
• All cycles: 2024: R+56.9 2020: R+53.3 2016: R+53.6 2012: R+44.0 2008: R+31.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.18%
• Current HPI: 246.3231
• Rent YoY: —
• Metro: Mountain Home, 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

+66.7% since first listed

8 events — show timeline

• 2026-05-29 Listed $55,000 MHMLS
• 2025-10-31 Sold (MLS) $45,000 MHMLS
• 2025-10-08 Contingent — MHMLS
• 2025-09-18 Listed $50,000 MHMLS
• 2019-09-16 Sold (MLS) $39,000 MHMLS
• 2019-08-16 Listed $39,900 MHMLS
• 2017-09-12 Sold (Public Records) $33,000 Public Records
• 2000-10-13 Sold (Public Records) $33,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $18 · +0.0% YoY. Source: county tax records.