49 Rolling Meadows Ct · Mountain Home, AR 72653

$75,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 92 Days on market

Good condition $62/sqft · 40% above area Est $54k · 40% over ↓ 3% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

New to the spring market is this exceptionally well kept 3 bedroom/2 bath mobile home in the peaceful, 55+ Rolling Meadows Mobile Home Park. This super clean home features an open concept kitchen with a dedicated dining area and a split bedroom plan ensuring privacy for overnight guests. A screened in front porch as well as a covered back deck provide plenty of space for enjoying the outdoors and getting fresh air and/or entertaining. The large primary suite features a massive walk-in closet, a step-in shower, soaker tub, double vanity, and plenty of built-ins for storage. Come see all that it has to offer!

Key facts

• Open concept kitchen
• Covered back deck
• Split bedroom plan

Tags

• OPEN CONCEPT KITCHEN
• DEDICATED DINING AREA
• SPLIT BEDROOM PLAN
• SCREENED IN FRONT PORCH
• COVERED BACK DECK
• MASSIVE WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $76k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $471 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $69k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.7% vs local median 3.1% in Mountain Home — 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 70/100 on livability (#54 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, 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: 386 active listings in the ZIP; 47 units permitted in Baxter County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $525 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Baxter County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Recommended offer $69,069 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
5. 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.
6. 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: 1.66% ✓
• Cap rate: 13.74%
• Cash-on-cash: 26.61%
• DSCR: 2.18
• GRM: 5.0

CMA / ARV

• ARV (median comp): $54,386
• List price: $75,900
• Delta: 39.56%
• Verdict: OVERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
146 Wehmeyer Loop	0.05mi	3/2.0	1,216 (0%)	2mo	$65,000	$53	96
43 Nora Ct	0.11mi	3/2.0	1,216 (0%)	4mo	$46,000	$38	91
79 Rolling Meadows Ct	0.03mi	3/2.0	1,216 (0%)	11mo	$74,699	$61	90
316 Wehmeyer Loop	0.15mi	3/2.0	1,216 (0%)	8mo	$83,000	$68	86
136 Wehmeyer Loop	0.04mi	2/2.0 (-1)	1,216 (0%)	9mo	$78,000	$64	86
102 Hal Dr	0.15mi	3/2.0	1,288 (+6%)	8mo	$45,000	$35	77
65 Fleck Dr	0.22mi	3/2.0	1,120 (-8%)	2mo	$85,000	$76	75
73 Nora Ct	0.11mi	2/2.0 (-1)	1,150 (-5%)	8mo	$43,000	$37	74
101 Nora Ct	0.13mi	2/2.0 (-1)	1,120 (-8%)	4mo	$51,000	$46	73
131 Nora Ct	0.15mi	3/2.0	1,352 (+11%)	6mo	$85,000	$63	70
29 Benjamin Dr	0.19mi	2/2.0 (-1)	1,072 (-12%)	5mo	$50,000	$47	62
32 Hal Dr	0.14mi	3/2.0	1,040 (-14%)	10mo	$50,000	$48	61

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: 20.5%
• Equity multiple: 1.83×
• Total profit: $17,735
• Equity at exit: $11,317

10-year hold

• IRR: 28.7%
• Equity multiple: 3.55×
• Total profit: $54,170
• Equity at exit: $6,562

Cash invested: $21,252 (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 72653

• Home prices YoY: -15.8%
• Active inventory: 386
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,260 medium
• Mortgage (P&I): −$398
• Tax est. 1.5%: −$95 /mo · $1,138/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $471

Break-even live

Break-even rent $664

Max offer price $75,900

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: $18,975
• Closing costs: $2,277
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $75,900 Active 92 DOM
2. 2026-06-18
   days on market $75,900 Active 91 DOM
3. 2026-06-17
   days on market $75,900 Active 90 DOM
4. 2026-06-16
   days on market $75,900 Active 89 DOM
5. 2026-06-15
   days on market $75,900 Active 88 DOM
6. 2026-06-14
   days on market $75,900 Active 86 DOM
7. 2026-06-12
   days on market $75,900 Active 85 DOM
8. 2026-06-09
   days on market $75,900 Active 82 DOM
9. 2026-06-08
   days on market $75,900 Active 81 DOM
10. 2026-06-07
    days on market $75,900 Active 80 DOM
11. 2026-06-05
    pricedays on market $75,900 Active 77 DOM
12. 2026-06-02
    days on market $79,900 Active 75 DOM
13. 2026-06-01
    days on market $79,900 Active 74 DOM
14. 2026-05-31
    days on market $79,900 Active 73 DOM
15. 2026-05-30
    days on market $79,900 Active 72 DOM
16. 2026-04-29
    price $79,900 614-char remark

    Show marketing remark (614 chars)

    New to the spring market is this exceptionally well kept 3 bedroom/2 bath mobile home in the peaceful, 55+ Rolling Meadows Mobile Home Park. This super clean home features an open concept kitchen with a dedicated dining area and a split bedroom plan ensuring privacy for overnight guests. A screened in front porch as well as a covered back deck provide plenty of space for enjoying the outdoors and getting fresh air and/or entertaining. The large primary suite features a massive walk-in closet, a step-in shower, soaker tub, double vanity, and plenty of built-ins for storage. Come see all that it has to offer!

17. 2026-03-19
    listed $82,000 Active 614-char remark

    Show marketing remark (614 chars)

    New to the spring market is this exceptionally well kept 3 bedroom/2 bath mobile home in the peaceful, 55+ Rolling Meadows Mobile Home Park. This super clean home features an open concept kitchen with a dedicated dining area and a split bedroom plan ensuring privacy for overnight guests. A screened in front porch as well as a covered back deck provide plenty of space for enjoying the outdoors and getting fresh air and/or entertaining. The large primary suite features a massive walk-in closet, a step-in shower, soaker tub, double vanity, and plenty of built-ins for storage. Come see all that it has to offer!

ⓘ 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: $15,126
• − Mortgage interest: −$4,252
• − Property taxes: −$1,138
• − Insurance: −$380
• − Repairs & maintenance: −$1,210
• − Management: −$1,210
• − Depreciation: −$2,208
• Taxable income: $4,728
• Est. tax owed @ 24.0%: −$1,135
• After-tax cash flow: $4,520/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 · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained mobile home in Rolling Meadows Mobile Home Park offers a good starting point for a cosmetic renovation, with updates to the kitchen and bathrooms providing the highest return on investment.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom cabinets — slight wear
• Moderate exterior siding — moderate wear

Value-add opportunities

• Resale update kitchen cabinets and countertops — modernizing the kitchen
• Resale update bathroom fixtures and cabinets — modernizing the bathrooms
• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both repair exterior siding — enhances curb appeal and structural integrity

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom cabinets · slight wear	Minor	$500–3,000
exterior siding · moderate wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Resale update kitchen cabinets and countertops — modernizing the kitchen ↑
• Resale update bathroom fixtures and cabinets — modernizing the bathrooms ↑
• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both repair exterior siding — enhances curb appeal and structural integrity ↑

ⓘ 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 — Mountain Home

• Score: 70/100
• State rank: #54
• US rank: #7718

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Baxter County · 29,564 people
• City population: 29,564
• Metro: Mountain Home, AR
• Population (ZIP): 29,564
• Household income: $48,718
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 663.0

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 (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Romanian 2% Portuguese 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 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: ▼ -46.18%
• Current HPI: 246.3231
• Rent YoY: —
• Metro: Mountain Home, 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

-2.6% since first listed

2 events — show timeline

• 2026-04-29 Price Changed $79,900 MHMLS
• 2026-03-19 Listed $82,000 MHMLS