600 County Road 2200 · Holiday Island, AR 72631

$179,900

4 bd · 2.0 ba · 1,998 sqft · Manufactured public records · 111 Days on market

Built 2017 3.45 ac lot

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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).

• Cash flow +17.0/30.0
• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Schools +3.5/10.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Space to spread out and room to breathe! This well-maintained 2017 double wide sits on approximately 3.45 acres just outside beautiful Eureka Springs, offering the peaceful country setting buyers are searching for. Inside, you’ll find a spacious 4-bedroom, 2-bath layout featuring two living areas, perfect for entertaining, a game room, or flexible family space. Recent updates include new carpet and laminate flooring, plus a full set of sleek black kitchen appliances that give the kitchen a fresh, modern feel. Step outside and enjoy the quiet surroundings, open space, and endless possibilities that come with acreage living. Whether you're looking for a full-time residence, weekend retreat, or investment opportunity, this property delivers comfort, space, and value in a scenic Ozark setting.

Key facts

• Scenic ozark setting
• Two living areas
• Game room

Tags

• 3.45 ACRES
• TWO LIVING AREAS
• GAME ROOM
• BLACK KITCHEN APPLIANCES
• SCENIC OZARK SETTING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $121 ($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 $151k (16.1% below list).
• Recommended offer: $151k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 2.2% in Holiday Island — 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 67/100 on livability (#104 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools D, amenities F.
• Eureka Springs School District (rural): math 37% / reading 46% proficiency, ranked #61 of 238 in AR (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 372 active listings in the ZIP; 30 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $13k appreciation (7.3% local appreciation)).
• Carroll County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (7.3% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

Recommended offer $150,964 (16.1% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 16% 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 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?
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: 0.84% ✗
• Cap rate: 7.10%
• Cash-on-cash: 2.89%
• DSCR: 1.13
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 2.47×
• Total profit: $73,904
• Equity at exit: $128,334

10-year hold

• IRR: 19.3%
• Equity multiple: 5.14×
• Total profit: $208,589
• Equity at exit: $247,173

Cash invested: $50,372 (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 72631

• Home prices YoY: 2.9%
• Active inventory: 372
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,510 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$53 /mo · $637/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $121

Break-even live

Break-even rent $1,356

Max offer price $179,900

Occupancy floor 87%

Sensitivity live

Price	-10% $223	-5% $172	+0% $121	+5% $70	+10% $19
Rent	-10% $2	-5% $62	+0% $121	+5% $181	+10% $240
Rate	-1.0pp $212	-0.5pp $167	base $121	+0.5pp $75	+1.0pp $27

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $179,900 Active 111 DOM
2. 2026-06-17
   pricedays on market $179,900 Active 110 DOM
3. 2026-06-16
   days on market $199,900 Active 109 DOM
4. 2026-06-15
   days on market $199,900 Active 108 DOM
5. 2026-06-14
   days on market $199,900 Active 106 DOM
6. 2026-06-13
   days on market $199,900 Active 105 DOM
7. 2026-06-10
   days on market $199,900 Active 103 DOM
8. 2026-06-09
   days on market $199,900 Active 102 DOM
9. 2026-06-08
   days on market $199,900 Active 101 DOM
10. 2026-06-07
    days on market $199,900 Active 100 DOM
11. 2026-06-05
    days on market $199,900 Active 97 DOM
12. 2026-06-03
    days on market $199,900 Active 96 DOM
13. 2026-06-02
    days on market $199,900 Active 95 DOM
14. 2026-06-01
    days on market $199,900 Active 94 DOM
15. 2026-05-31
    days on market $199,900 Active 93 DOM
16. 2026-04-23
    price $199,900 806-char remark

    Show marketing remark (806 chars)

    Space to spread out and room to breathe! This well-maintained 2017 double wide sits on approximately 3.45 acres just outside beautiful Eureka Springs, offering the peaceful country setting buyers are searching for. Inside, you’ll find a spacious 4-bedroom, 2-bath layout featuring two living areas, perfect for entertaining, a game room, or flexible family space. Recent updates include new carpet and laminate flooring, plus a full set of sleek black kitchen appliances that give the kitchen a fresh, modern feel. Step outside and enjoy the quiet surroundings, open space, and endless possibilities that come with acreage living. Whether you're looking for a full-time residence, weekend retreat, or investment opportunity, this property delivers comfort, space, and value in a scenic Ozark setting.

17. 2026-02-27
    listed $214,900 Active 806-char remark

    Show marketing remark (806 chars)

    Space to spread out and room to breathe! This well-maintained 2017 double wide sits on approximately 3.45 acres just outside beautiful Eureka Springs, offering the peaceful country setting buyers are searching for. Inside, you’ll find a spacious 4-bedroom, 2-bath layout featuring two living areas, perfect for entertaining, a game room, or flexible family space. Recent updates include new carpet and laminate flooring, plus a full set of sleek black kitchen appliances that give the kitchen a fresh, modern feel. Step outside and enjoy the quiet surroundings, open space, and endless possibilities that come with acreage living. Whether you're looking for a full-time residence, weekend retreat, or investment opportunity, this property delivers comfort, space, and value in a scenic Ozark setting.

18. 2025-03-19
    price $115,000
19. 2024-07-31
    price $118,000

ⓘ 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: $637 · $53/mo
• Projected year-2 tax: $1,151 · $96/mo
• Expected delta: +$515/yr (+$43/mo · 80.9%)

ⓘ 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 4/10 Moderate 7 d/yr ≥105°F today · 21 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: $18,116
• − Mortgage interest: −$10,077
• − Property taxes: −$637
• − Insurance: −$900
• − Repairs & maintenance: −$1,449
• − Management: −$1,449
• − Depreciation: −$5,233
• Taxable loss: −$1,630
• Est. tax savings @ 24.0%: +$391
• After-tax cash flow: $1,845/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: Eureka Springs School District
• NCES district ID: 0505970
• Math proficiency: 37% ▼ -23.00%
• Reading proficiency: 46% ▼ -9.00%
• Median HH income: $37,912
• Composite: 34.55/100
• National rank: #5171
• State rank: #61 of 238 in AR

Livability — Holiday Island

• Score: 67/100
• State rank: #104
• US rank: #10660

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

• Population (ZIP): 4,084

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 28,014 people
• By 2030: 28,006 · +-0.0%
• By 2040: 28,242 · +0.8%
• By 2050: 29,169 · +4.1%
• By 2075: 33,935 · +21.1%
• By 2100: 39,497 · +41.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 8% Hispanic / Latino 5%
• Common ancestry: Lithuanian 7% Italian 4% Slovak 3%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+31.7) · D 33.0% · R 64.7% · Other 2.2%
• 2008→2024 swing: -13.6pp toward R · 2008: -18.1pp · 2024: -31.7pp
• All cycles: 2024: R+31.7 2020: R+28.8 2016: R+32.3 2012: R+23.9 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.31%
• Current HPI: 260.9347
• 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

+69.4% since first listed

4 events — show timeline

• 2026-04-23 Price Changed $199,900 NWARMLS
• 2026-02-27 Listed $214,900 NWARMLS
• 2025-03-19 Price Changed $115,000 NWARMLS
• 2024-07-31 Price Changed $118,000 NWARMLS

Property tax history

+17.8%/yr

Latest (2025): $637 · +9.3% YoY. Source: county tax records.