661 #6 Nubbin Ridge Rd · Lakeview, AR 72642

$25,900

2 bd · 2.0 ba · 938 sqft · Manufactured · 79 Days on market

Good condition $28/sqft · 14% below area Est $30k · 14% under ↓ 14% since listing

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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 +13.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Enjoy being just minutes from the water, only 4 miles to Lakeview Marina on Bull Shoals Lake and 6 miles to the White River. Whether it’s boating, fishing, or simply relaxing by the water, this location puts you right where you want to be while still offering a quiet, friendly setting to come home to. This beautifully maintained, fully furnished 2 bedroom, 2 full bath manufactured home offers 938 sq ft of comfortable living space designed for easy living. Inside, you’ll find a clean, well cared for interior that is truly move in ready. The bright screened in porch is perfect for enjoying your morning coffee or unwinding in the evening. The home also features a newer roof, a spacious 12 x 20 detached shop that works great for hobbies, parking, or projects, and an additional storage shed for extra space. Located in the desirable Leisure Hills North mobile home park, this property combines comfort, convenience, and a great location near the lake.

Key facts

• Newer roof
• Listed 78 days

Tags

• MINUTES FROM THE WATER
• 4 MILES TO LAKEVIEW MARINA
• 6 MILES TO THE WHITE RIVER
• BRIGHT SCREENED IN PORCH
• NEWER ROOF
• SPACIOUS DETACHED SHOP

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $26k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $486 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($842 rent vs $26k).
• Recommended offer: $24k (6.0% below list) — sets the bar for market timing.
• Cap rate 28.8% vs local median 2.5% in Lakeview — 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 68/100 on livability (#88 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Mountain Home School District (town): math 45% / reading 45% proficiency, ranked #40 of 238 in AR (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 31 active listings in the ZIP; 47 units permitted in Baxter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($179 loan paydown + $3k appreciation (10.0% local appreciation)).
• Baxter County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, 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 79 days — a 6% lower offer ($24k) is reasonable based on typical stale-listing flexibility.

Recommended offer $24,346 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 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: 3.25% ✓
• Cap rate: 28.83%
• Cash-on-cash: 80.50%
• DSCR: 4.58
• GRM: 2.6

CMA / ARV

• ARV (median comp): $29,950
• List price: $25,900
• Delta: -13.52%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
661 - #51 Nubbin Ridge Rd	0.10mi	2/2.0	938 (0%)	3mo	$30,000	$32	93
661 Nubbin Ridge Rd Lot 14	0.10mi	2/1.5	924 (-2%)	0mo	$29,900	$32	90
661 Nubbin Ridge Rd	0.10mi	2/1.5	924 (-2%)	0mo	$29,900	$32	90
661- #52 Nubbin Ridge Rd	0.10mi	2/2.0	952 (+2%)	9mo	$26,500	$28	85
661- #17 Nubbin Ridge Rd	0.28mi	2/2.0	1,008 (+8%)	7mo	$55,000	$55	69
661 Nubbin Ridge Rd	0.10mi	2/1.5	893 (-5%)	22mo	$25,500	$29	67

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 90.4%
• Equity multiple: 7.22×
• Total profit: $45,102
• Equity at exit: $23,333

10-year hold

• IRR: 85.2%
• Equity multiple: 15.96×
• Total profit: $108,478
• Equity at exit: $50,318

Cash invested: $7,252 (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 72642

• Home prices YoY: 6.1%
• Active inventory: 31
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $842 medium
• Mortgage (P&I): −$136
• Tax est. 1.5%: −$32 /mo · $388/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $486

Break-even live

Break-even rent $227

Max offer price $25,900

Occupancy floor 37%

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: $6,475
• Closing costs: $777
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $25,900 Active 79 DOM
2. 2026-06-18
   days on market $25,900 Active 78 DOM
3. 2026-06-17
   days on market $25,900 Active 77 DOM
4. 2026-06-16
   days on market $25,900 Active 76 DOM
5. 2026-06-15
   days on market $25,900 Active 75 DOM
6. 2026-06-14
   days on market $25,900 Active 73 DOM
7. 2026-06-12
   days on market $25,900 Active 72 DOM
8. 2026-06-09
   days on market $25,900 Active 69 DOM
9. 2026-06-08
   days on market $25,900 Active 68 DOM
10. 2026-06-07
    pricedays on market $25,900 Active 67 DOM
11. 2026-06-05
    days on market $29,900 Active 64 DOM
12. 2026-06-02
    days on market $29,900 Active 62 DOM
13. 2026-06-01
    days on market $29,900 Active 61 DOM
14. 2026-05-31
    days on market $29,900 Active 60 DOM
15. 2026-05-30
    days on market $29,900 Active 59 DOM
16. 2026-05-11
    price $29,900 969-char remark

    Show marketing remark (969 chars)

    Enjoy being just minutes from the water, only 4 miles to Lakeview Marina on Bull Shoals Lake and 6 miles to the White River. Whether it’s boating, fishing, or simply relaxing by the water, this location puts you right where you want to be while still offering a quiet, friendly setting to come home to. This beautifully maintained, fully furnished 2 bedroom, 2 full bath manufactured home offers 938 sq ft of comfortable living space designed for easy living. Inside, you’ll find a clean, well cared for interior that is truly move in ready. The bright screened in porch is perfect for enjoying your morning coffee or unwinding in the evening. The home also features a newer roof, a spacious 12 x 20 detached shop that works great for hobbies, parking, or projects, and an additional storage shed for extra space. Located in the desirable Leisure Hills North mobile home park, this property combines comfort, convenience, and a great location near the lake.

17. 2026-04-01
    listed $34,900 Active 969-char remark

    Show marketing remark (969 chars)

    Enjoy being just minutes from the water, only 4 miles to Lakeview Marina on Bull Shoals Lake and 6 miles to the White River. Whether it’s boating, fishing, or simply relaxing by the water, this location puts you right where you want to be while still offering a quiet, friendly setting to come home to. This beautifully maintained, fully furnished 2 bedroom, 2 full bath manufactured home offers 938 sq ft of comfortable living space designed for easy living. Inside, you’ll find a clean, well cared for interior that is truly move in ready. The bright screened in porch is perfect for enjoying your morning coffee or unwinding in the evening. The home also features a newer roof, a spacious 12 x 20 detached shop that works great for hobbies, parking, or projects, and an additional storage shed for extra space. Located in the desirable Leisure Hills North mobile home park, this property combines comfort, convenience, and a great location near the lake.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $10,108
• − Mortgage interest: −$1,451
• − Property taxes: −$388
• − Insurance: −$130
• − Repairs & maintenance: −$809
• − Management: −$809
• − Depreciation: −$753
• Taxable income: $5,769
• Est. tax owed @ 24.0%: −$1,384
• After-tax cash flow: $4,453/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained mobile home is move-in ready with a good condition score. It offers a good ROI with updates to the kitchen and bathroom, and painting the exterior to enhance curb appeal.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom vanity — slight wear

Value-add opportunities

• Resale update kitchen cabinets and countertops — modernizing the kitchen
• Resale update bathroom vanity and fixtures — modernizing the bathroom
• Both paint exterior — enhances curb appeal and value
• Both replace flooring — improves living space and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom vanity · slight wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale update kitchen cabinets and countertops — modernizing the kitchen ↑
• Resale update bathroom vanity and fixtures — modernizing the bathroom ↑
• Both paint exterior — enhances curb appeal and value ↑
• Both replace flooring — improves living space and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Mountain Home School District
• NCES district ID: 0500043
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $36,966
• Composite: 37.4/100
• National rank: #4424
• State rank: #40 of 238 in AR

Livability — Lakeview

• Score: 68/100
• State rank: #88
• US rank: #9722

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,724
• Population (ZIP): 1,724

Population outlook (Baxter County) Hauer SSP2

• Today (2025): 39,886 people
• By 2030: 39,226 · -1.7%
• By 2040: 37,810 · -5.2%
• By 2050: 36,287 · -9.0%
• By 2075: 32,965 · -17.4%
• By 2100: 28,002 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 5% Serbian 4% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Baxter

• 2024 margin: Solid R (+56.9) · D 20.7% · R 77.6% · Other 1.7%
• 2008→2024 swing: -25.3pp toward R · 2008: -31.6pp · 2024: -56.9pp
• All cycles: 2024: R+56.9 2020: R+53.3 2016: R+53.6 2012: R+44.0 2008: R+31.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.66%
• Current HPI: 237.0425
• 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

-14.3% since first listed

2 events — show timeline

• 2026-05-11 Price Changed $29,900 MHMLS
• 2026-04-01 Listed $34,900 MHMLS