201 S Hwy 5 · Mountain View, AR 72560

$128,900

3 bd · 1.0 ba · 1,329 sqft · SingleFamily public records · 37 Days on market

Built 1960 1.82 ac lot $97/sqft · 31% below area Est $187k · 31% under

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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 +19.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +3.9/10.0
• Schools +3.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

If you are looking for a home, investment property or need something commercial, here it is and at an affordable price. A nice 3-bedroom, 2 bath home plus bonus room, offers 2 car garage with paved drive, all this on a large parcel of 1.82 ac. This property is close to school, within walking distance to hospital, clinics and many more amenities. Take a look!

Key facts

• 1.82 acre lot
• Garage
• Community pool

Property features AI

Finance

• Other: Approximately 1.82 acres
• HOA & community: Community amenities include swimming pools, tennis courts, playground, picnic area, marina, golf course, fitness/bike trails, and nearby airport

Exterior

• Parking: Garage; Parking pads
• Utilities: Public sewer; Public water; Electric (municipal, Entergy); Natural gas; Private telephone service
• Home design: Single-family property
• Construction: Metal roof; Crawl space and slab/crawl combination foundation
• Exterior features: Metal/Vinyl siding; Paved road access; Sloped, wooded lot with mountain views; Not in a subdivision; Will not subdivide

Interior

• Kitchen: Free-standing stove; Refrigerator stays
• Flooring: Carpet; Wood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat; Central cooling
• Interior features: Carpet, wood, and vinyl flooring; Workshop/Craft room; Laundry room
• Laundry & utility: Laundry room (on property)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/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 $115k (10.7% below list).
• Recommended offer: $115k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 2.5% in Mountain View — 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 58/100 on livability (#316 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools D-, crime D-, amenities F.
• Mountain View School District (rural): math 34% / reading 41% proficiency, ranked #107 of 238 in AR (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 164 active listings in the ZIP; 2 units permitted in Stone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $891 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Stone County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $115,084 (10.7% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 0.89% ✗
• Cap rate: 7.69%
• Cash-on-cash: 5.00%
• DSCR: 1.22
• GRM: 9.3

CMA / ARV

• ARV (median comp): $186,669
• List price: $128,900
• Delta: -30.95%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.6%
• Equity multiple: 0.68×
• Total profit: $-11,371
• Equity at exit: $19,219

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $2,175
• Equity at exit: $11,145

Cash invested: $36,092 (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 72560

• Home prices YoY: -23.2%
• Active inventory: 164
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,151 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$29 /mo · $349/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $150

Break-even live

Break-even rent $960

Max offer price $128,900

Occupancy floor 82%

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: $32,225
• Closing costs: $3,867
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $128,900 Active 37 DOM
2. 2026-06-18
   days on market $128,900 Active 36 DOM
3. 2026-06-17
   days on market $128,900 Active 35 DOM
4. 2026-06-16
   days on market $128,900 Active 34 DOM
5. 2026-06-15
   days on market $128,900 Active 33 DOM
6. 2026-06-14
   days on market $128,900 Active 31 DOM
7. 2026-06-12
   days on market $128,900 Active 30 DOM
8. 2026-06-09
   days on market $128,900 Active 27 DOM
9. 2026-06-08
   days on market $128,900 Active 26 DOM
10. 2026-06-07
    days on market $128,900 Active 25 DOM
11. 2026-06-07
    days on market $128,900 Active 24 DOM
12. 2026-06-02
    days on market $128,900 Active 20 DOM
13. 2026-06-01
    days on market $128,900 Active 19 DOM
14. 2026-05-31
    days on market $128,900 Active 18 DOM
15. 2026-05-30
    days on market $128,900 Active 17 DOM
16. 2026-05-14
    listed $128,900 New Listing 360-char remark

ⓘ 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: $349 · $29/mo
• Projected year-2 tax: $825 · $69/mo
• Expected delta: +$476/yr (+$40/mo · 136.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $13,810
• − Mortgage interest: −$7,220
• − Property taxes: −$349
• − Insurance: −$644
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$3,750
• Taxable loss: −$363
• Est. tax savings @ 24.0%: +$87
• After-tax cash flow: $1,892/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: Mountain View School District
• NCES district ID: 0510200
• Math proficiency: 34% ▼ -20.00%
• Reading proficiency: 41% ▼ -13.00%
• Median HH income: $31,281
• Composite: 30.61/100
• National rank: #6192
• State rank: #107 of 238 in AR

Livability — Mountain View

• Score: 58/100
• State rank: #316
• US rank: #20958

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mountain View, AR
• City population: 7,650
• Population (ZIP): 7,650

Population outlook (Stone County) Hauer SSP2

• Today (2025): 12,440 people
• By 2030: 12,372 · -0.5%
• By 2040: 12,081 · -2.9%
• By 2050: 11,628 · -6.5%
• By 2075: 10,863 · -12.7%
• By 2100: 9,420 · -24.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 3% Native American 1%
• Common ancestry: Slovak 4% Iranian 3% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Stone

• 2024 margin: Solid R (+61.7) · D 18.1% · R 79.7% · Other 2.2%
• 2008→2024 swing: -25.3pp toward R · 2008: -36.4pp · 2024: -61.7pp
• All cycles: 2024: R+61.7 2020: R+57.9 2016: R+52.3 2012: R+45.2 2008: R+36.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.20%
• Current HPI: 159.8996
• 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

1 event — show timeline

• 2026-05-14 Listed $128,900 CARMLS