10176 Nimrod St · Plainview, AR 72857

$165,000

3 bd · 1.0 ba · 1,320 sqft · Manufactured public records · 134 Days on market

Built 2017 9,583 sqft lot $125/sqft · at area comps Est $167k · at est.

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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 +10.3/30.0
• ARV discount +8.2/15.0
• Appreciation +5.0/10.0
• DSCR +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• 1% rule +1.8/10.0

Listing remarks MLS

This well-maintained 3-bedroom, 2 bath home features an open concept floor plan with a spacious living area flowing seamlessly into the kitchen, complete with granite countertops and ample prep space, ideal for entertaining. Currently operating as a successful Airbnb, this property offers immediate income potential or an easy transition into a primary residence or weekend retreat. It's prime location near Lake Nimrod makes it especially attractive for outdoor enthusiasts, with fishing, boating and recreation just minutes away. You'll also appreciate the close proximity to Carter Cove Recreation Area, providing convenient access to boat ramps, picnic areas, and lakeside activities. Whether you're looking for a short-term rental investment, vacation home, or full-time residence, this property checks all the boxes with comfort, location and opportunity near Lake Nimrod.

Key facts

• Lakeside activities
• Granite countertops
• Access to boat ramps

Tags

• OPEN CONCEPT FLOOR PLAN
• GRANITE COUNTERTOPS
• IMMEDIATE INCOME POTENTIAL
• ACCESS TO BOAT RAMPS
• PICNIC AREAS
• LAKESIDE ACTIVITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (32.0% below list).
• Recommended offer: $112k (32.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#303 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, health & safety A-; Watch: schools F, crime F, amenities 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: 8 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 $6k of equity ($1k loan paydown + $5k 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.
• By year 6, 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 134 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

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 $112,138 (32.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.68% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.31%
• DSCR: 0.90
• GRM: 12.3

CMA / ARV

• ARV (median comp): $167,444
• List price: $165,000
• Delta: -1.46%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 5.3%
• Equity multiple: 1.31×
• Total profit: $14,116
• Equity at exit: $74,191

10-year hold

• IRR: 8.3%
• Equity multiple: 2.26×
• Total profit: $58,117
• Equity at exit: $114,337

Cash invested: $46,200 (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 72857

• Active inventory: 8
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,121 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$41 /mo · $492/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $-89

Break-even live

Break-even rent $1,234

Max offer price $149,258

Occupancy floor —

Sensitivity live

Price	-10% $4	-5% $-42	+0% $-89	+5% $-136	+10% $-183
Rent	-10% $-178	-5% $-133	+0% $-89	+5% $-45	+10% $-1
Rate	-1.0pp $-6	-0.5pp $-47	base $-89	+0.5pp $-132	+1.0pp $-175

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $165,000 Active 134 DOM
2. 2026-06-18
   days on market $165,000 Active 133 DOM
3. 2026-06-17
   days on market $165,000 Active 132 DOM
4. 2026-06-16
   days on market $165,000 Active 131 DOM
5. 2026-06-15
   days on market $165,000 Active 130 DOM
6. 2026-06-14
   days on market $165,000 Active 128 DOM
7. 2026-06-12
   days on market $165,000 Active 127 DOM
8. 2026-06-09
   days on market $165,000 Active 124 DOM
9. 2026-06-08
   days on market $165,000 Active 123 DOM
10. 2026-06-07
    days on market $165,000 Active 122 DOM
11. 2026-06-07
    days on market $165,000 Active 121 DOM
12. 2026-06-04
    days on market $165,000 Active 118 DOM
13. 2026-06-02
    days on market $165,000 Active 117 DOM
14. 2026-06-01
    days on market $165,000 Active 116 DOM
15. 2026-05-31
    days on market $165,000 Active 115 DOM
16. 2026-05-31
    days on market $165,000 Active 114 DOM
17. 2026-02-19
    price $165,000 879-char remark

    Show marketing remark (879 chars)

    This well-maintained 3-bedroom, 2 bath home features an open concept floor plan with a spacious living area flowing seamlessly into the kitchen, complete with granite countertops and ample prep space, ideal for entertaining. Currently operating as a successful Airbnb, this property offers immediate income potential or an easy transition into a primary residence or weekend retreat. It's prime location near Lake Nimrod makes it especially attractive for outdoor enthusiasts, with fishing, boating and recreation just minutes away. You'll also appreciate the close proximity to Carter Cove Recreation Area, providing convenient access to boat ramps, picnic areas, and lakeside activities. Whether you're looking for a short-term rental investment, vacation home, or full-time residence, this property checks all the boxes with comfort, location and opportunity near Lake Nimrod.

18. 2026-02-05
    listed $170,000 New Listing 879-char remark

    Show marketing remark (879 chars)

    This well-maintained 3-bedroom, 2 bath home features an open concept floor plan with a spacious living area flowing seamlessly into the kitchen, complete with granite countertops and ample prep space, ideal for entertaining. Currently operating as a successful Airbnb, this property offers immediate income potential or an easy transition into a primary residence or weekend retreat. It's prime location near Lake Nimrod makes it especially attractive for outdoor enthusiasts, with fishing, boating and recreation just minutes away. You'll also appreciate the close proximity to Carter Cove Recreation Area, providing convenient access to boat ramps, picnic areas, and lakeside activities. Whether you're looking for a short-term rental investment, vacation home, or full-time residence, this property checks all the boxes with comfort, location and opportunity near Lake Nimrod.

19. 2022-03-03
    soldstatus $155,000
20. 2005-11-10
    soldstatus $16,000

ⓘ 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: $492 · $41/mo
• Projected year-2 tax: $1,056 · $88/mo
• Expected delta: +$564/yr (+$47/mo · 114.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 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: $13,457
• − Mortgage interest: −$9,243
• − Property taxes: −$492
• − Insurance: −$825
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − Depreciation: −$4,800
• Taxable loss: −$4,056
• Est. tax savings @ 24.0%: +$973
• After-tax cash flow: $-96/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 — Plainview

• Score: 59/100
• State rank: #303
• US rank: #20562

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,138

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 (95%)
• Race & ethnicity: White 95% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 98% English-only · Spanish 2%

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

+931.2% since first listed

4 events — show timeline

• 2026-02-19 Price Changed $165,000 CARMLS
• 2026-02-05 Listed $170,000 CARMLS
• 2022-03-03 Sold (Public Records) $155,000 Public Records
• 2005-11-10 Sold (Public Records) $16,000 Public Records

Property tax history

+20.6%/yr

Latest (2025): $492 · +8.9% YoY. Source: county tax records.