510 Highway 92 W · Fairfield Bay, AR 72067

$73,900

3 bd · 1.0 ba · 1,280 sqft · Manufactured public records · 24 Days on market

Built 1999 1.05 ac lot $58/sqft · 14% below area Est $86k · 14% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +13.7/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Appreciation +8.8/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3 Bedroom 2 bath mobile home on 1.05 acres that is completely fenced with 30x30 carport and 2 sheds. This property is located close to Sugarloaf marina. Weather you looking for a full time or weekend get away this one won't last long! Comes fully furnished! Selling AS-IS

Key facts

• 1.05 acre lot
• Built 1999
• Listed 24 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $74k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $73k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 5.3% in Fairfield Bay — 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 62/100 on livability (#220 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D+, schools F, amenities F.
• West Side School District (rural): math 29% / reading 41% proficiency, ranked #118 of 238 in AR (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 165 active listings in the ZIP; 13 units permitted in Cleburne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($511 loan paydown + $6k appreciation (7.6% local appreciation)).
• Cleburne County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.6% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, 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 24 days — a 2% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $26k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $72,791 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.42% ✓
• Cap rate: 12.70%
• Cash-on-cash: 22.89%
• DSCR: 2.02
• GRM: 5.8

CMA / ARV

• ARV (median comp): $85,658
• List price: $73,900
• Delta: -13.73%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
179 Rose Dr	0.06mi	3/2.0	1,280 (0%)	15mo	$110,000	$86	81
184 Rose Dr	0.10mi	3/2.0	1,280 (0%)	15mo	$125,000	$98	79
12058 Hwy 92 E	0.47mi	3/2.0	1,456 (+14%)	7mo	$122,500	$84	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.4%
• Equity multiple: 3.59×
• Total profit: $53,632
• Equity at exit: $54,096

10-year hold

• IRR: 33.6%
• Equity multiple: 7.61×
• Total profit: $136,847
• Equity at exit: $105,484

Cash invested: $20,692 (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 72067

• Home prices YoY: 3.2%
• Active inventory: 165
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,053 medium
• Mortgage (P&I): −$388
• Tax from tax record: −$19 /mo · $224/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $395

Break-even live

Break-even rent $553

Max offer price $73,900

Occupancy floor 58%

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: $18,475
• Closing costs: $2,217
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-13
   status $73,900 Under Contract 24 DOM
2. 2026-06-12
   pricestatusdays on market $73,900 Price Change 24 DOM
3. 2026-05-12
   status Under Contract 271-char remark

   Show marketing remark (271 chars)

   3 Bedroom 2 bath mobile home on 1.05 acres that is completely fenced with 30x30 carport and 2 sheds. This property is located close to Sugarloaf marina. Weather you looking for a full time or weekend get away this one won't last long! Comes fully furnished! Selling AS-IS

4. 2026-05-12
   price $79,900 271-char remark

   Show marketing remark (271 chars)

   3 Bedroom 2 bath mobile home on 1.05 acres that is completely fenced with 30x30 carport and 2 sheds. This property is located close to Sugarloaf marina. Weather you looking for a full time or weekend get away this one won't last long! Comes fully furnished! Selling AS-IS

5. 2026-05-11
   status Back on Market 271-char remark

   Show marketing remark (271 chars)

   3 Bedroom 2 bath mobile home on 1.05 acres that is completely fenced with 30x30 carport and 2 sheds. This property is located close to Sugarloaf marina. Weather you looking for a full time or weekend get away this one won't last long! Comes fully furnished! Selling AS-IS

6. 2026-05-05
   status Under Contract 271-char remark

   Show marketing remark (271 chars)

   3 Bedroom 2 bath mobile home on 1.05 acres that is completely fenced with 30x30 carport and 2 sheds. This property is located close to Sugarloaf marina. Weather you looking for a full time or weekend get away this one won't last long! Comes fully furnished! Selling AS-IS

7. 2026-05-03
   price $89,000 271-char remark

   Show marketing remark (271 chars)

   3 Bedroom 2 bath mobile home on 1.05 acres that is completely fenced with 30x30 carport and 2 sheds. This property is located close to Sugarloaf marina. Weather you looking for a full time or weekend get away this one won't last long! Comes fully furnished! Selling AS-IS

8. 2026-04-15
   listed $99,900 New Listing 271-char remark

   Show marketing remark (271 chars)

   3 Bedroom 2 bath mobile home on 1.05 acres that is completely fenced with 30x30 carport and 2 sheds. This property is located close to Sugarloaf marina. Weather you looking for a full time or weekend get away this one won't last long! Comes fully furnished! Selling AS-IS

9. 2005-09-23
   soldstatus $71,000
10. 2002-11-22
    soldstatus $17,000

ⓘ 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: $224 · $19/mo
• Projected year-2 tax: $473 · $39/mo
• Expected delta: +$249/yr (+$21/mo · 111.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,634
• − Mortgage interest: −$4,140
• − Property taxes: −$224
• − Insurance: −$370
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$2,150
• Taxable income: $3,730
• Est. tax owed @ 24.0%: −$895
• After-tax cash flow: $3,842/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: West Side School District
• NCES district ID: 0514040
• Math proficiency: 29% ▼ -6.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $39,658
• Composite: 29.31/100
• National rank: #6551
• State rank: #118 of 238 in AR

Livability — Fairfield Bay

• Score: 62/100
• State rank: #220
• US rank: #16778

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,264
• Population (ZIP): 2,881

Population outlook (Cleburne County) Hauer SSP2

• Today (2025): 24,198 people
• By 2030: 23,324 · -3.6%
• By 2040: 21,566 · -10.9%
• By 2050: 19,916 · -17.7%
• By 2075: 16,744 · -30.8%
• By 2100: 13,303 · -45.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Serbian 3% Iranian 1%
• Foreign-born: 0%

Political lean MEDSL · Cleburne

• 2024 margin: Solid R (+67.9) · D 15.2% · R 83.2% · Other 1.6%
• 2008→2024 swing: -23.7pp toward R · 2008: -44.2pp · 2024: -67.9pp
• All cycles: 2024: R+67.9 2020: R+65.8 2016: R+61.4 2012: R+52.2 2008: R+44.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.59%
• Current HPI: 245.97
• 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

+370.0% since first listed

8 events — show timeline

• 2026-05-12 Pending — CARMLS
• 2026-05-12 Price Changed $79,900 CARMLS
• 2026-05-11 Relisted — CARMLS
• 2026-05-05 Pending — CARMLS
• 2026-05-03 Price Changed $89,000 CARMLS
• 2026-04-15 Listed $99,900 CARMLS
• 2005-09-23 Sold (Public Records) $71,000 Public Records
• 2002-11-22 Sold (Public Records) $17,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $224 · +10.0% YoY. Source: county tax records.