407 N Main St · Ola, AR 72853

$139,900

4 bd · 1.0 ba · 2,048 sqft · Manufactured public records · 34 Days on market

Built 2020 0.56 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 +16.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Appreciation +5.0/10.0
• 1% rule +4.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Cute Cottage on 7 lots, As is Where Is! Taxes before Homestead Credit. Check it out! Possible Owner Finance!

Key facts

• Open dining area
• Split floor plan
• Permanent foundation

Tags

• PERMANENT FOUNDATION
• BRICK SKIRTING
• SPLIT FLOOR PLAN
• LARGE LIVING ROOM
• OPEN DINING AREA
• AMPLE CABINET SPACE

Property features AI

Finance

• HOA & community: Monthly association fee

Exterior

• Parking: Unpaved driveway
• Security: Fire alarm
• Utilities: Electricity available; Public water; Sewer available
• Home design: Single-story; Vinyl siding
• Construction: Brick/mortar foundation; Vinyl siding construction; Asphalt shingle roof
• Exterior features: Unpaved driveway; Deck; Corner lot; City lot; Public road frontage; Fire alarm

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Pantry; Split-bedroom floorplan; Walk-in closet(s)
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/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 $134k (4.3% below list).
• Recommended offer: $134k (4.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#106 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools D-, amenities F, commute F.
• Two Rivers School District (rural): math 23% / reading 22% proficiency, ranked #201 of 238 in AR (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 14 active listings in the ZIP; 10 units permitted in Yell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($967 loan paydown + $4k appreciation (3.0% local appreciation)).
• Yell County population projected at -24% 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 $39k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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 $25k; list at $140k implies a 460% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,918 (4.3% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.96% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.79%
• DSCR: 1.12
• GRM: 8.7

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: 10.1%
• Equity multiple: 1.58×
• Total profit: $22,678
• Equity at exit: $62,905

10-year hold

• IRR: 12.4%
• Equity multiple: 2.85×
• Total profit: $72,645
• Equity at exit: $96,944

Cash invested: $39,172 (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 72853

• Active inventory: 14
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,339 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $91

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 88%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $139,900 Active 34 DOM
2. 2026-06-18
   days on market $139,900 Active 33 DOM
3. 2026-06-17
   days on market $139,900 Active 32 DOM
4. 2026-06-16
   days on market $139,900 Active 31 DOM
5. 2026-06-15
   days on market $139,900 Active 30 DOM
6. 2026-06-14
   days on market $139,900 Active 28 DOM
7. 2026-06-12
   days on market $139,900 Active 27 DOM
8. 2026-06-09
   days on market $139,900 Active 24 DOM
9. 2026-06-08
   days on market $139,900 Active 23 DOM
10. 2026-06-07
    days on market $139,900 Active 22 DOM
11. 2026-06-07
    days on market $139,900 Active 21 DOM
12. 2026-06-04
    days on market $139,900 Active 18 DOM
13. 2026-06-02
    days on market $139,900 Active 17 DOM
14. 2026-06-01
    days on market $139,900 Active 16 DOM
15. 2026-05-31
    days on market $139,900 Active 15 DOM
16. 2026-05-31
    days on market $139,900 Active 14 DOM
17. 2026-05-16
    listed $139,900 Active
18. 2014-03-19
    soldstatus $25,000 108-char remark

    Show marketing remark (108 chars)

    Cute Cottage on 7 lots, As is Where Is! Taxes before Homestead Credit. Check it out! Possible Owner Finance!

19. 2013-07-17
    listed $25,000 108-char remark

    Show marketing remark (108 chars)

    Cute Cottage on 7 lots, As is Where Is! Taxes before Homestead Credit. Check it out! Possible Owner Finance!

ⓘ 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 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $16,070
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − Depreciation: −$4,070
• Taxable loss: −$1,205
• Est. tax savings @ 24.0%: +$289
• After-tax cash flow: $1,383/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: Two Rivers School District
• NCES district ID: 0500079
• Math proficiency: 23% ▼ -20.00%
• Reading proficiency: 22% ▼ -12.00%
• Median HH income: $37,227
• Composite: 18.77/100
• National rank: #8872
• State rank: #201 of 238 in AR

Livability — Ola

• Score: 67/100
• State rank: #106
• US rank: #10743

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ola, AR
• Population (ZIP): 2,460

Population outlook (Yell County) Hauer SSP2

• Today (2025): 20,438 people
• By 2030: 19,561 · -4.3%
• By 2040: 17,654 · -13.6%
• By 2050: 15,569 · -23.8%
• By 2075: 10,746 · -47.4%
• By 2100: 6,907 · -66.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 6% Two or more races 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Iranian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Yell

• 2024 margin: Solid R (+60.7) · D 18.7% · R 79.5% · Other 1.8%
• 2008→2024 swing: -30.8pp toward R · 2008: -29.9pp · 2024: -60.7pp
• All cycles: 2024: R+60.7 2020: R+58.5 2016: R+49.0 2012: R+38.9 2008: R+29.9

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

+459.6% since first listed

3 events — show timeline

• 2026-05-16 Listed $139,900 NWARMLS
• 2014-03-19 Sold (MLS) $25,000 NWARMLS
• 2013-07-17 Listed $25,000 NWARMLS

Property tax history

-0.3%/yr

Latest (2025): $156 · -30.9% YoY. Source: county tax records.