11099 14 Hwy · Big Flat, AR 72617

$145,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 249 Days on market

Built 1994 2.00 ac lot Est $189k · 23% 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).

• ARV discount +15.0/15.0
• Cash flow +13.6/30.0
• Appreciation +5.0/10.0
• DSCR +4.1/10.0
• Schools +3.1/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Escape to the beauty of the Ozarks with this move-in-ready 3 bedroom 2 Bath home on 2 stunning acres! Perfect for a hobby farm or nature lover, this property is fully fenced, featuring great garden spots and a stocked pond. There is new fencing and a new gated entrance. Key features include recently renovated kitchen and bathrooms as well as brand new appliances a Generac generator and storm shelter for peace of mind. There is also a well and well house, a carport and 2 storage buildings. This home is handicap accessible inside and out. The property has no restrictions so you can do about anything you want. It is close to Blanchard Springs Caverns and the Ozark National Forrest which is practically in the back yard as well as the City park which is close too. Whether you are relaxing by the pond or taking in the beautiful views, this home has both comfort and adventure. Get your appointment scheduled to see this one for yourself. Owner will consider seller financing with enough down.

Key facts

• New fencing
• Fully fenced
• Stocked pond

Tags

• MOVE IN READY
• FULLY FENCED
• GREAT GARDEN SPOTS
• STOCKED POND
• NEW FENCING
• NEW GATED ENTRANCE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $8 ($102/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 $109k (24.7% below list).
• Recommended offer: $109k (24.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 50/100 on livability (#481 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B; Watch: amenities F, commute F, employment F.
• Mountain View School District (rural): math 34% / reading 41% proficiency, ranked #107 of 238 in AR (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Timbo Elementary School (math 37% / reading 27%, grade F, #278 of 454 statewide, top 64%, 129 students, 98% FRL); Mountain View Middle School (math 36% / reading 42%, grade F, #102 of 201 statewide, top 52%, 369 students, 99% FRL); Timbo High School (math 22% / reading 42%, grade F, #119 of 292 statewide, top 43%, 108 students, 97% FRL) — zoned schools average 98% FRL vs 54% district-wide (44 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 2 active listings in the ZIP; 47 units permitted in Baxter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• 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 $41k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 249 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $43k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,230 (24.7% below list)

Questions for the listing agent

1. It's been on market 249 days. Have you received any prior offers? Is the seller open to a 25% 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: 0.75% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.25%
• DSCR: 1.01
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $189,280
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11099 14 Hwy	0.00mi	3/2.0	1,456 (0%)	21mo	$189,000	$130	82

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: 7.7%
• Equity multiple: 1.44×
• Total profit: $17,934
• Equity at exit: $65,198

10-year hold

• IRR: 10.3%
• Equity multiple: 2.55×
• Total profit: $63,007
• Equity at exit: $100,478

Cash invested: $40,600 (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 72617

• Active inventory: 2
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,092 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$34 /mo · $403/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $8

Break-even live

Break-even rent $1,082

Max offer price $145,000

Occupancy floor 94%

Sensitivity live

Price	-10% $91	-5% $50	+0% $8	+5% $-33	+10% $-74
Rent	-10% $-78	-5% $-35	+0% $8	+5% $52	+10% $95
Rate	-1.0pp $82	-0.5pp $45	base $8	+0.5pp $-29	+1.0pp $-67

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-04-06
   price $145,000 998-char remark

   Show marketing remark (998 chars)

   Escape to the beauty of the Ozarks with this move-in-ready 3 bedroom 2 Bath home on 2 stunning acres! Perfect for a hobby farm or nature lover, this property is fully fenced, featuring great garden spots and a stocked pond. There is new fencing and a new gated entrance. Key features include recently renovated kitchen and bathrooms as well as brand new appliances a Generac generator and storm shelter for peace of mind. There is also a well and well house, a carport and 2 storage buildings. This home is handicap accessible inside and out. The property has no restrictions so you can do about anything you want. It is close to Blanchard Springs Caverns and the Ozark National Forrest which is practically in the back yard as well as the City park which is close too. Whether you are relaxing by the pond or taking in the beautiful views, this home has both comfort and adventure. Get your appointment scheduled to see this one for yourself. Owner will consider seller financing with enough down.

2. 2026-03-30
   price $148,000 998-char remark

   Show marketing remark (998 chars)

   Escape to the beauty of the Ozarks with this move-in-ready 3 bedroom 2 Bath home on 2 stunning acres! Perfect for a hobby farm or nature lover, this property is fully fenced, featuring great garden spots and a stocked pond. There is new fencing and a new gated entrance. Key features include recently renovated kitchen and bathrooms as well as brand new appliances a Generac generator and storm shelter for peace of mind. There is also a well and well house, a carport and 2 storage buildings. This home is handicap accessible inside and out. The property has no restrictions so you can do about anything you want. It is close to Blanchard Springs Caverns and the Ozark National Forrest which is practically in the back yard as well as the City park which is close too. Whether you are relaxing by the pond or taking in the beautiful views, this home has both comfort and adventure. Get your appointment scheduled to see this one for yourself. Owner will consider seller financing with enough down.

3. 2026-01-29
   price $150,000 998-char remark

   Show marketing remark (998 chars)

   Escape to the beauty of the Ozarks with this move-in-ready 3 bedroom 2 Bath home on 2 stunning acres! Perfect for a hobby farm or nature lover, this property is fully fenced, featuring great garden spots and a stocked pond. There is new fencing and a new gated entrance. Key features include recently renovated kitchen and bathrooms as well as brand new appliances a Generac generator and storm shelter for peace of mind. There is also a well and well house, a carport and 2 storage buildings. This home is handicap accessible inside and out. The property has no restrictions so you can do about anything you want. It is close to Blanchard Springs Caverns and the Ozark National Forrest which is practically in the back yard as well as the City park which is close too. Whether you are relaxing by the pond or taking in the beautiful views, this home has both comfort and adventure. Get your appointment scheduled to see this one for yourself. Owner will consider seller financing with enough down.

4. 2026-01-17
   price $165,000 998-char remark

   Show marketing remark (998 chars)

   Escape to the beauty of the Ozarks with this move-in-ready 3 bedroom 2 Bath home on 2 stunning acres! Perfect for a hobby farm or nature lover, this property is fully fenced, featuring great garden spots and a stocked pond. There is new fencing and a new gated entrance. Key features include recently renovated kitchen and bathrooms as well as brand new appliances a Generac generator and storm shelter for peace of mind. There is also a well and well house, a carport and 2 storage buildings. This home is handicap accessible inside and out. The property has no restrictions so you can do about anything you want. It is close to Blanchard Springs Caverns and the Ozark National Forrest which is practically in the back yard as well as the City park which is close too. Whether you are relaxing by the pond or taking in the beautiful views, this home has both comfort and adventure. Get your appointment scheduled to see this one for yourself. Owner will consider seller financing with enough down.

5. 2026-01-02
   price $170,000 998-char remark

   Show marketing remark (998 chars)

   Escape to the beauty of the Ozarks with this move-in-ready 3 bedroom 2 Bath home on 2 stunning acres! Perfect for a hobby farm or nature lover, this property is fully fenced, featuring great garden spots and a stocked pond. There is new fencing and a new gated entrance. Key features include recently renovated kitchen and bathrooms as well as brand new appliances a Generac generator and storm shelter for peace of mind. There is also a well and well house, a carport and 2 storage buildings. This home is handicap accessible inside and out. The property has no restrictions so you can do about anything you want. It is close to Blanchard Springs Caverns and the Ozark National Forrest which is practically in the back yard as well as the City park which is close too. Whether you are relaxing by the pond or taking in the beautiful views, this home has both comfort and adventure. Get your appointment scheduled to see this one for yourself. Owner will consider seller financing with enough down.

6. 2025-12-12
   price $175,000 998-char remark

   Show marketing remark (998 chars)

   Escape to the beauty of the Ozarks with this move-in-ready 3 bedroom 2 Bath home on 2 stunning acres! Perfect for a hobby farm or nature lover, this property is fully fenced, featuring great garden spots and a stocked pond. There is new fencing and a new gated entrance. Key features include recently renovated kitchen and bathrooms as well as brand new appliances a Generac generator and storm shelter for peace of mind. There is also a well and well house, a carport and 2 storage buildings. This home is handicap accessible inside and out. The property has no restrictions so you can do about anything you want. It is close to Blanchard Springs Caverns and the Ozark National Forrest which is practically in the back yard as well as the City park which is close too. Whether you are relaxing by the pond or taking in the beautiful views, this home has both comfort and adventure. Get your appointment scheduled to see this one for yourself. Owner will consider seller financing with enough down.

7. 2025-11-13
   price $179,900 998-char remark

   Show marketing remark (998 chars)

   Escape to the beauty of the Ozarks with this move-in-ready 3 bedroom 2 Bath home on 2 stunning acres! Perfect for a hobby farm or nature lover, this property is fully fenced, featuring great garden spots and a stocked pond. There is new fencing and a new gated entrance. Key features include recently renovated kitchen and bathrooms as well as brand new appliances a Generac generator and storm shelter for peace of mind. There is also a well and well house, a carport and 2 storage buildings. This home is handicap accessible inside and out. The property has no restrictions so you can do about anything you want. It is close to Blanchard Springs Caverns and the Ozark National Forrest which is practically in the back yard as well as the City park which is close too. Whether you are relaxing by the pond or taking in the beautiful views, this home has both comfort and adventure. Get your appointment scheduled to see this one for yourself. Owner will consider seller financing with enough down.

8. 2025-10-27
   price $185,000 998-char remark

   Show marketing remark (998 chars)

   Escape to the beauty of the Ozarks with this move-in-ready 3 bedroom 2 Bath home on 2 stunning acres! Perfect for a hobby farm or nature lover, this property is fully fenced, featuring great garden spots and a stocked pond. There is new fencing and a new gated entrance. Key features include recently renovated kitchen and bathrooms as well as brand new appliances a Generac generator and storm shelter for peace of mind. There is also a well and well house, a carport and 2 storage buildings. This home is handicap accessible inside and out. The property has no restrictions so you can do about anything you want. It is close to Blanchard Springs Caverns and the Ozark National Forrest which is practically in the back yard as well as the City park which is close too. Whether you are relaxing by the pond or taking in the beautiful views, this home has both comfort and adventure. Get your appointment scheduled to see this one for yourself. Owner will consider seller financing with enough down.

9. 2025-09-20
   listed $188,000 New Listing 998-char remark

   Show marketing remark (998 chars)

   Escape to the beauty of the Ozarks with this move-in-ready 3 bedroom 2 Bath home on 2 stunning acres! Perfect for a hobby farm or nature lover, this property is fully fenced, featuring great garden spots and a stocked pond. There is new fencing and a new gated entrance. Key features include recently renovated kitchen and bathrooms as well as brand new appliances a Generac generator and storm shelter for peace of mind. There is also a well and well house, a carport and 2 storage buildings. This home is handicap accessible inside and out. The property has no restrictions so you can do about anything you want. It is close to Blanchard Springs Caverns and the Ozark National Forrest which is practically in the back yard as well as the City park which is close too. Whether you are relaxing by the pond or taking in the beautiful views, this home has both comfort and adventure. Get your appointment scheduled to see this one for yourself. Owner will consider seller financing with enough down.

10. 2024-09-19
    soldstatus $189,000
11. 2024-09-13
    soldstatus $189,000 Sold 579-char remark

    Show marketing remark (579 chars)

    This 3 bedroom 2 bath home is located in Big Flat Arkansas which is close to several Arkansas attractions such as Blanchard Springs Caverns, The Ozark National Forest, The Buffalo River and Gravity BrewWorks. This property also has an easement through the back gate to the Ozark National Forrest and is really close to the Big Flat City Park. Home has a Generac Generator, New Stocked Pond, and a storm shelter right in the back yard. There is also a great garden spot. This property has it all and is fully handicap accessible. Don't miss out call today to see it for yourself.

12. 2024-08-23
    status Under Contract 579-char remark

    Show marketing remark (579 chars)

    This 3 bedroom 2 bath home is located in Big Flat Arkansas which is close to several Arkansas attractions such as Blanchard Springs Caverns, The Ozark National Forest, The Buffalo River and Gravity BrewWorks. This property also has an easement through the back gate to the Ozark National Forrest and is really close to the Big Flat City Park. Home has a Generac Generator, New Stocked Pond, and a storm shelter right in the back yard. There is also a great garden spot. This property has it all and is fully handicap accessible. Don't miss out call today to see it for yourself.

13. 2024-08-19
    listed $189,000 New Listing 579-char remark

    Show marketing remark (579 chars)

    This 3 bedroom 2 bath home is located in Big Flat Arkansas which is close to several Arkansas attractions such as Blanchard Springs Caverns, The Ozark National Forest, The Buffalo River and Gravity BrewWorks. This property also has an easement through the back gate to the Ozark National Forrest and is really close to the Big Flat City Park. Home has a Generac Generator, New Stocked Pond, and a storm shelter right in the back yard. There is also a great garden spot. This property has it all and is fully handicap accessible. Don't miss out call today to see it for yourself.

14. 2022-06-30
    historical
15. 2022-06-24
    soldstatus $135,000
16. 2022-06-16
    soldstatus $135,000 Sold
17. 2022-06-15
    status Under Contract
18. 2022-06-02
    status Back on Market
19. 2022-06-01
    historical
20. 2022-05-16
    historical Take Backups
21. 2022-04-18
    status Back on Market
22. 2022-04-11
    historical Take Backups
23. 2022-04-08
    price $135,000
24. 2022-02-01
    listed $150,000 New Listing
25. 2021-06-04
    soldstatus $65,000
26. 1994-03-02
    soldstatus $18,000

ⓘ 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: $403 · $34/mo
• Projected year-2 tax: $928 · $77/mo
• Expected delta: +$525/yr (+$44/mo · 130.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $13,108
• − Mortgage interest: −$8,122
• − Property taxes: −$403
• − Insurance: −$725
• − Repairs & maintenance: −$1,049
• − Management: −$1,049
• − Depreciation: −$4,218
• Taxable loss: −$2,458
• Est. tax savings @ 24.0%: +$590
• After-tax cash flow: $692/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 View School District
• NCES district ID: 0510200
• Math proficiency: 34% ▼ -20.00%
• Reading proficiency: 41% ▼ -13.00%
• Median HH income: $31,281
• Composite: 30.61/100
• National rank: #6192
• State rank: #107 of 238 in AR

Livability — Big Flat

• Score: 50/100
• State rank: #481
• US rank: #25586

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 449

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Slovak 24% Lithuanian 12% Serbian 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: —
• 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

+705.6% since first listed

26 events — show timeline

• 2026-04-06 Price Changed $145,000 CARMLS
• 2026-03-30 Price Changed $148,000 CARMLS
• 2026-01-29 Price Changed $150,000 CARMLS
• 2026-01-17 Price Changed $165,000 CARMLS
• 2026-01-02 Price Changed $170,000 CARMLS
• 2025-12-12 Price Changed $175,000 CARMLS
• 2025-11-13 Price Changed $179,900 CARMLS
• 2025-10-27 Price Changed $185,000 CARMLS
• 2025-09-20 Listed $188,000 CARMLS
• 2024-09-19 Sold (Public Records) $189,000 Public Records
• 2024-09-13 Sold (MLS) $189,000 CARMLS
• 2024-08-23 Pending — CARMLS
• 2024-08-19 Listed $189,000 CARMLS
• 2022-06-30 Listing Removed — CARMLS
• 2022-06-24 Sold (Public Records) $135,000 Public Records
• 2022-06-16 Sold (MLS) $135,000 CARMLS
• 2022-06-15 Pending — CARMLS
• 2022-06-02 Relisted — CARMLS
• 2022-06-01 Listing Removed — CARMLS
• 2022-05-16 Contingent — CARMLS
• 2022-04-18 Relisted — CARMLS
• 2022-04-11 Contingent — CARMLS
• 2022-04-08 Price Changed $135,000 CARMLS
• 2022-02-01 Listed $150,000 CARMLS
• 2021-06-04 Sold (Public Records) $65,000 Public Records
• 1994-03-02 Sold (Public Records) $18,000 Public Records

Property tax history

+67.9%/yr

Latest (2023): $403 · +0.0% YoY. Source: county tax records.