7610 Hyla Dr · Sulphur Springs, AR 71603

$110,000

3 bd · 1.0 ba · 1,848 sqft · Manufactured public records · 61 Days on market

Built 1991 5.00 ac lot Est $115k · at est.

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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 +22.6/30.0
• ARV discount +9.3/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

5 Acres and probably 2.5 wooded. Great location. Watson Chapel. Rural residential. Nice double wide mobile home. Big open floor plan. Built 1991. 1848 Sq. Ft. Taxes $254.20 with homestead tax credit you will not have to pay any taxes while occupying. Refrigerator will remain.

Key facts

• Rural living
• Big front porch
• 30x40 shop

Tags

• FULLY EQUIPPED KITCHEN
• WOOD BURNING FIREPLACE
• BIG FRONT PORCH
• 30X40 SHOP
• RURAL LIVING

Property features AI

Finance

• Other: Approximately 5 acres
• Financial info: Financing options: conventional loan or cash

Exterior

• Utilities: Public water; Septic system; Municipal electric (Entergy); Propane gas
• Home design: Double-wide mobile home; Level lot; Faces unspecified direction
• Construction: Metal/vinyl siding; Composition roof; Crawl space foundation; Built on double-wide mobile home construction
• Exterior features: Porch; Outside storage area; Shop

Interior

• Kitchen: Free-standing stove; Dishwasher; Refrigerator stays
• Bedrooms: Includes unfinished space and laundry as additional rooms
• Flooring: Vinyl flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central cooling (gas and electric)
• Interior features: Washer stays; Dryer stays; Electric water heater; Ceiling fans; Video surveillance; Wood-burning site-built fireplace
• Laundry & utility: Washer included; Dryer included; Unfinished utility/laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 4.4% in Sulphur Springs — 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 63/100 on livability (#192 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, schools F, amenities F.
• Watson Chapel School District (urban): math 10% / reading 12% proficiency, ranked #228 of 238 in AR (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 212 active listings in the ZIP; 62 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Jefferson County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 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 $41k; list at $110k implies a 168% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.09% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.26%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $114,576
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7610 Hyla Dr	0.00mi	3/2.0	1,848 (0%)	1mo	$110,000	$60	96
6530 Forrest Oak	0.55mi	3/2.0	1,620 (-12%)	12mo	$99,900	$62	40

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: -5.2%
• Equity multiple: 0.81×
• Total profit: $-5,942
• Equity at exit: $16,401

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $10,177
• Equity at exit: $9,511

Cash invested: $30,800 (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 71603

• Home prices YoY: -26.0%
• Active inventory: 212
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,198 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $186

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 79%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-04
   status Under Contract
2. 2026-04-13
   historical Escape Clause
3. 2026-03-30
   status Back on Market
4. 2026-03-23
   historical Take Backups
5. 2026-03-04
   listed $110,000 New Listing
6. 2014-02-10
   soldstatus $41,000
7. 2014-02-07
   soldstatus $41,000 276-char remark

   Show marketing remark (276 chars)

   5 Acres and probably 2.5 wooded. Great location. Watson Chapel. Rural residential. Nice double wide mobile home. Big open floor plan. Built 1991. 1848 Sq. Ft. Taxes $254.20 with homestead tax credit you will not have to pay any taxes while occupying. Refrigerator will remain.

8. 2014-01-19
   historical 276-char remark

   Show marketing remark (276 chars)

   5 Acres and probably 2.5 wooded. Great location. Watson Chapel. Rural residential. Nice double wide mobile home. Big open floor plan. Built 1991. 1848 Sq. Ft. Taxes $254.20 with homestead tax credit you will not have to pay any taxes while occupying. Refrigerator will remain.

9. 2013-08-20
   listed $69,000 276-char remark

   Show marketing remark (276 chars)

   5 Acres and probably 2.5 wooded. Great location. Watson Chapel. Rural residential. Nice double wide mobile home. Big open floor plan. Built 1991. 1848 Sq. Ft. Taxes $254.20 with homestead tax credit you will not have to pay any taxes while occupying. Refrigerator will remain.

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $14,377
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$3,200
• Taxable income: $515
• Est. tax owed @ 24.0%: −$124
• After-tax cash flow: $2,112/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: Watson Chapel School District
• NCES district ID: 0513930
• Math proficiency: 10% ▼ -11.00%
• Reading proficiency: 12% ▼ -10.00%
• Median HH income: $40,521
• Composite: 9.55/100
• National rank: #9845
• State rank: #228 of 238 in AR

Livability — Sulphur Springs

• Score: 63/100
• State rank: #192
• US rank: #15295

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jefferson County · 29,578 people
• Metro: Pine Bluff, AR
• Population (ZIP): 29,578
• Household income: $53,130
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 657.0

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 63,110 people
• By 2030: 58,519 · -7.3%
• By 2040: 49,740 · -21.2%
• By 2050: 42,331 · -32.9%
• By 2075: 29,591 · -53.1%
• By 2100: 21,047 · -66.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (62%)
• Race & ethnicity: Black 62% White 33% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Italian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Jefferson

• 2024 margin: Strong D (+20.1) · D 59.2% · R 39.2% · Other 1.6%
• 2008→2024 swing: -6.2pp toward R · 2008: 26.3pp · 2024: 20.1pp
• All cycles: 2024: D+20.1 2020: D+21.7 2016: D+25.3 2012: D+29.0 2008: D+26.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.43%
• Current HPI: 206.5994
• Rent YoY: —
• Metro: Pine Bluff, 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

+59.4% since first listed

9 events — show timeline

• 2026-05-04 Pending — CARMLS
• 2026-04-13 Contingent — CARMLS
• 2026-03-30 Relisted — CARMLS
• 2026-03-23 Contingent — CARMLS
• 2026-03-04 Listed $110,000 CARMLS
• 2014-02-10 Sold (Public Records) $41,000 Public Records
• 2014-02-07 Sold (MLS) $41,000 CARMLS
• 2014-01-19 Listing Removed — CARMLS
• 2013-08-20 Listed $69,000 CARMLS

Property tax history

+0.0%/yr

Latest (2023): $2 · +0.0% YoY. Source: county tax records.