126 Cedar Ave · Norman, AR 71960

$37,500

1 bd · 1.5 ba · 600 sqft · Manufactured · 20 Days on market

Built 1971 Fair condition 1.16 ac lot Est $34k · 10% over

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Schools +3.3/10.0
• ARV discount +3.2/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.0/5.0

Listing remarks MLS

Investors, don't miss this opportunity! 2 bed 1 bath mobile home situated on four lots with plenty of potential for rental income. Great investment property with room to grow. ! It is a fixer-up property.

Key facts

• 1.16 acre lot
• Garage
• Built 1971

Property features AI

Finance

• Other: Approximately 1.16 acres (source: courthouse)

Exterior

• Parking: Detached carport for 2 cars
• Utilities: Public water; Municipal electric (Entergy); Natural gas
• Home design: Mobile home; Metal and vinyl siding with wood elements
• Construction: Metal roof; Crawl space foundation
• Exterior features: Front porch; Outside storage area; Paved road access; Sloped and level areas on lot

Interior

• Kitchen: Free‑standing stove
• Bedrooms: Bonus room (unfinished space)
• Flooring: Vinyl
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central electric heat; Window air units
• Interior features: Washer connection; Gas water heater; Insulated windows; Walls/ceilings: Other (see remarks)
• Laundry & utility: Washer connection

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath manufactured listed at $38k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($752 rent vs $38k).
• Recommended offer: $37k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#324 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment C-, schools F, crime F.
• Caddo Hills School District (rural): math 42% / reading 39% proficiency, ranked #69 of 238 in AR (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 20 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($259 loan paydown + $1k appreciation (3.0% local appreciation)).
• Montgomery County population projected at -37% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago 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.
• Current owner paid $27k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,937 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F 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?
7. 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.
8. 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.
9. 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: 2.01% ✓
• Cap rate: 17.01%
• Cash-on-cash: 38.29%
• DSCR: 2.70
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $34,200
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 Cedar Ave	0.00mi	1/1.5	600 (0%)	0mo	$34,000	$57	100
126 Cedar Ave	0.00mi	2/1.0 (+1)	600 (0%)	12mo	$27,000	$45	83

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: 36.6%
• Equity multiple: 3.06×
• Total profit: $21,676
• Equity at exit: $16,862

10-year hold

• IRR: 36.7%
• Equity multiple: 6.07×
• Total profit: $53,268
• Equity at exit: $25,986

Cash invested: $10,500 (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 71960

• Active inventory: 20
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $752 medium
• Mortgage (P&I): −$197
• Tax est. 1.5%: −$47 /mo · $562/yr
• Insurance: −$16
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$158
• Net cashflow: $269

Break-even live

Break-even rent $412

Max offer price $37,500

Occupancy floor 59%

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: $9,375
• Closing costs: $1,125
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-09
   status $37,500 Under Contract 20 DOM
2. 2026-06-08
   days on market $37,500 Active 20 DOM
3. 2026-06-07
   days on market $37,500 Active 19 DOM
4. 2026-06-07
   days on market $37,500 Active 18 DOM
5. 2026-06-04
   days on market $37,500 Active 15 DOM
6. 2026-06-02
   days on market $37,500 Active 14 DOM
7. 2026-06-01
   days on market $37,500 Active 13 DOM
8. 2026-05-31
   days on market $37,500 Active 12 DOM
9. 2026-05-31
   days on market $37,500 Active 11 DOM
10. 2026-05-19
    listed $37,500 Active 204-char remark

    Show marketing remark (204 chars)

    Investors, don't miss this opportunity! 2 bed 1 bath mobile home situated on four lots with plenty of potential for rental income. Great investment property with room to grow. ! It is a fixer-up property.

11. 2026-05-19
    listed $37,500 New Listing

    Show marketing remark (204 chars)

    Investors, don't miss this opportunity! 2 bed 1 bath mobile home situated on four lots with plenty of potential for rental income. Great investment property with room to grow. ! It is a fixer-up property.

12. 2025-07-01
    status Under Contract 229-char remark

    Show marketing remark (229 chars)

    Investment Opportunity Awaits in Montgomery County on 4 lots!! 2 Bedrooms, 1 bath mobile home with recent flooring updates, newer window units, etc. The property has room to place another mobile home to generate even more income.

13. 2025-06-30
    soldstatus $27,000 Sold 229-char remark

    Show marketing remark (229 chars)

    Investment Opportunity Awaits in Montgomery County on 4 lots!! 2 Bedrooms, 1 bath mobile home with recent flooring updates, newer window units, etc. The property has room to place another mobile home to generate even more income.

14. 2025-06-30
    soldstatus $27,000 Closed

    Show marketing remark (229 chars)

    Investment Opportunity Awaits in Montgomery County on 4 lots!! 2 Bedrooms, 1 bath mobile home with recent flooring updates, newer window units, etc. The property has room to place another mobile home to generate even more income.

15. 2025-06-13
    historical Active Under Contract

    Show marketing remark (229 chars)

    Investment Opportunity Awaits in Montgomery County on 4 lots!! 2 Bedrooms, 1 bath mobile home with recent flooring updates, newer window units, etc. The property has room to place another mobile home to generate even more income.

16. 2025-06-13
    historical Take Backups 229-char remark

    Show marketing remark (229 chars)

    Investment Opportunity Awaits in Montgomery County on 4 lots!! 2 Bedrooms, 1 bath mobile home with recent flooring updates, newer window units, etc. The property has room to place another mobile home to generate even more income.

17. 2025-06-11
    listed $27,000 Active
18. 2025-06-10
    listed $27,000 New Listing 229-char remark

    Show marketing remark (229 chars)

    Investment Opportunity Awaits in Montgomery County on 4 lots!! 2 Bedrooms, 1 bath mobile home with recent flooring updates, newer window units, etc. The property has room to place another mobile home to generate even more income.

19. 2020-08-26
    status Under Contract
20. 2020-08-26
    soldstatus $14,500 Sold
21. 2020-08-26
    soldstatus $14,500
22. 2020-08-11
    historical Take Backups
23. 2020-08-03
    listed $17,500 New Listing
24. 2020-08-03
    listed $17,500

ⓘ 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 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $9,026
• − Mortgage interest: −$2,101
• − Property taxes: −$562
• − Insurance: −$985
• − Repairs & maintenance: −$722
• − Management: −$722
• − Depreciation: −$1,091
• Taxable income: $2,843
• Est. tax owed @ 24.0%: −$682
• After-tax cash flow: $2,541/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

Fair 40/100 Moderate rehab

A mobile home with basic amenities and potential for moderate renovations to increase its value.

Repairs flagged

• Major kitchen cabinets — cabinets not fully assembled
• Minor HVAC unit — basic unit, may need cleaning

Value-add opportunities

• Both paint interior walls — enhances appearance and value
• Both install modern kitchen cabinets — improves functionality and appeal
• Both upgrade HVAC unit — improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · cabinets not fully assembled	Major	$15,000–50,000
HVAC unit · basic unit, may need cleaning	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Both paint interior walls — enhances appearance and value ↑
• Both install modern kitchen cabinets — improves functionality and appeal ↑
• Both upgrade HVAC unit — improves comfort and energy efficiency ↑

ⓘ 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: Caddo Hills School District
• NCES district ID: 0503770
• Math proficiency: 42% ▼ -6.00%
• Reading proficiency: 39% ▼ -9.00%
• Median HH income: $31,467
• Composite: 33.16/100
• National rank: #5547
• State rank: #69 of 238 in AR

Livability — Norman

• Score: 58/100
• State rank: #324
• US rank: #21254

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Norman, AR
• Population (ZIP): 1,202

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 7,889 people
• By 2030: 7,283 · -7.7%
• By 2040: 6,086 · -22.9%
• By 2050: 5,005 · -36.6%
• By 2075: 3,310 · -58.0%
• By 2100: 2,271 · -71.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 6% Black 2% Asian 2%
• Common ancestry: European 3% Slovak 2% Italian 2%
• Foreign-born: 1% · Vietnam
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+63.2) · D 17.4% · R 80.6% · Other 2.0%
• 2008→2024 swing: -28.0pp toward R · 2008: -35.1pp · 2024: -63.2pp
• All cycles: 2024: R+63.2 2020: R+59.8 2016: R+53.4 2012: R+42.6 2008: R+35.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+114.3% since first listed

15 events — show timeline

• 2026-05-19 Listed $37,500 CARMLS
• 2026-05-19 Listed $37,500 HSBOR
• 2025-07-01 Pending — CARMLS
• 2025-06-30 Sold (MLS) $27,000 HSBOR
• 2025-06-30 Sold (MLS) $27,000 CARMLS
• 2025-06-13 Contingent — HSBOR
• 2025-06-13 Contingent — CARMLS
• 2025-06-11 Listed $27,000 HSBOR
• 2025-06-10 Listed $27,000 CARMLS
• 2020-08-26 Pending — CARMLS
• 2020-08-26 Sold (MLS) $14,500 HSBOR
• 2020-08-26 Sold (MLS) $14,500 CARMLS
• 2020-08-11 Contingent — CARMLS
• 2020-08-03 Listed $17,500 HSBOR
• 2020-08-03 Listed $17,500 CARMLS