9120 Hobbtown Rd · Cedarville, AR 72952

$91,500

3 bd · 1.0 ba · 1,216 sqft · Manufactured public records · 24 Days on market

Built 1999 0.94 ac lot $75/sqft · 9% below area Est $100k · 8% under

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Why this score? — see what drove the B- 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 +27.1/30.0
• ARV discount +11.3/15.0
• DSCR +9.4/10.0
• 1% rule +7.3/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.3/10.0

Listing remarks MLS

With some elbow grease and vision, this property could shine! Whether you're a seasoned investor or looking for your first project, don't miss this chance to grab a great deal in a beautiful setting. Quiet, private setting with mature trees. This 3 bedroom/ 2 bath is ideal for a rental, flip or weekend getaway project.

Key facts

• 0.94 acre lot
• Built 1999
• Listed 24 days

Property features AI

Finance

• Other: $170 annual tax (listed); Directions: HWY 59 north to Cedarville, turn on HWY 162 — mobile on left

Exterior

• Utilities: Public water available; Septic tank; Electric service available; Propane available
• Home design: Residential mobile home; Single-story
• Construction: Aluminum siding; Metal roof; Manufactured home — SUNS BW-593
• Exterior features: Wooded lot; Publicly maintained road access; No fencing

Interior

• Kitchen: Dishwasher; Range; Electric water heater
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heat; Electric cooling; Ceiling fan(s) for cooling
• Interior features: Ceiling fans; Eat-in kitchen; Walk-in closets; Blinds
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $92k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $90k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#155 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, amenities F, commute F.
• Alma School District (suburban): math 34% / reading 37% proficiency, ranked #111 of 238 in AR (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Alma Primary School (701 students, 47% FRL); Alma Middle School (math 42% / reading 41%, grade F, #81 of 201 statewide, top 40%, 716 students, 44% FRL); Alma High School (math 25% / reading 38%, grade F, #128 of 292 statewide, top 44%, 1,003 students, 38% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: 19 active listings in the ZIP; 47 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $633 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Crawford County population projected to shrink 7% 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 $26k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,127 (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 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?
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: 1.23% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.09%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

• ARV (median comp): $100,000
• List price: $91,500
• Delta: -8.50%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9120 Hobbtown Rd	0.00mi	3/2.0	1,216 (0%)	0mo	$100,000	$82	96

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: 1.7%
• Equity multiple: 1.06×
• Total profit: $1,629
• Equity at exit: $13,643

10-year hold

• IRR: 11.3%
• Equity multiple: 1.88×
• Total profit: $22,656
• Equity at exit: $7,911

Cash invested: $25,620 (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 72952

• Home prices YoY: -2.6%
• Active inventory: 19
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,127 medium
• Mortgage (P&I): −$480
• Tax est. 1.5%: −$114 /mo · $1,372/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $258

Break-even live

Break-even rent $800

Max offer price $91,500

Occupancy floor 72%

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: $22,875
• Closing costs: $2,745
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-18
   status Pending 399-char remark
2. 2026-04-23
   listed $91,500 Active 399-char remark
3. 2025-10-31
   soldstatus $35,000 Closed 320-char remark

   Show marketing remark (320 chars)

   With some elbow grease and vision, this property could shine! Whether you're a seasoned investor or looking for your first project, don't miss this chance to grab a great deal in a beautiful setting. Quiet, private setting with mature trees. This 3 bedroom/ 2 bath is ideal for a rental, flip or weekend getaway project.

4. 2025-07-10
   status Pending 320-char remark

   Show marketing remark (320 chars)

   With some elbow grease and vision, this property could shine! Whether you're a seasoned investor or looking for your first project, don't miss this chance to grab a great deal in a beautiful setting. Quiet, private setting with mature trees. This 3 bedroom/ 2 bath is ideal for a rental, flip or weekend getaway project.

5. 2025-07-09
   listed $35,000 Active 320-char remark

   Show marketing remark (320 chars)

   With some elbow grease and vision, this property could shine! Whether you're a seasoned investor or looking for your first project, don't miss this chance to grab a great deal in a beautiful setting. Quiet, private setting with mature trees. This 3 bedroom/ 2 bath is ideal for a rental, flip or weekend getaway project.

6. 2008-02-06
   soldstatus $23,000
7. 2007-03-21
   soldstatus $28,000

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 6 d/yr ≥109°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,526
• − Mortgage interest: −$5,125
• − Property taxes: −$1,372
• − Insurance: −$458
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$2,662
• Taxable income: $1,744
• Est. tax owed @ 24.0%: −$419
• After-tax cash flow: $2,679/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: Alma School District
• NCES district ID: 0502250
• Math proficiency: 34% ▼ -17.00%
• Reading proficiency: 37% ▼ -7.00%
• Median HH income: $45,566
• Composite: 30.34/100
• National rank: #6264
• State rank: #111 of 238 in AR

Livability — Cedarville

• Score: 65/100
• State rank: #155
• US rank: #13299

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,804
• Population (ZIP): 2,021

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 62,108 people
• By 2030: 61,519 · -0.9%
• By 2040: 59,735 · -3.8%
• By 2050: 57,521 · -7.4%
• By 2075: 53,143 · -14.4%
• By 2100: 49,596 · -20.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 23%
• Common ancestry: German 5% Italian 3% Slovak 1%
• Foreign-born: 7% · Canada

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+58.2) · D 19.9% · R 78.1% · Other 2.0%
• 2008→2024 swing: -12.1pp toward R · 2008: -46.0pp · 2024: -58.2pp
• All cycles: 2024: R+58.2 2020: R+56.7 2016: R+55.0 2012: R+49.9 2008: R+46.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.30%
• Current HPI: 274.3669
• 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

+257.1% since first listed

8 events — show timeline

• 2026-06-12 Sold (MLS) $100,000 WRVBOR
• 2026-05-18 Pending — WRVBOR
• 2026-04-23 Listed $91,500 WRVBOR
• 2025-10-31 Sold (MLS) $35,000 WRVBOR
• 2025-07-10 Pending — WRVBOR
• 2025-07-09 Listed $35,000 WRVBOR
• 2008-02-06 Sold (Public Records) $23,000 Public Records
• 2007-03-21 Sold (Public Records) $28,000 Public Records