103 Hurley St · Amagon, AR 72005

$86,900

1 bd · 1.5 ba · 480 sqft · SingleFamily public records · 164 Days on market

Built 2020

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Why this score? — see what drove the D+ 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 +18.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Appreciation +5.0/10.0
• 1% rule +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Nice and cozy manufactured home just under 500 square feet! It is fully equipped with appliances and furniture, all of which convey with the home! Sitting on 0.74 acres, in addition to this 5 year old home, the property also includes a large shop with garage door, electricity, and attached carport. This carport will fit a travel trailer, for which there are hookups for electricity, sewer, and water. There is also a detached carport with three covered areas for vehicle, boat, ATV, lawn mower, etc. .. The home is 5 years old and heated and cooled with a mini split air conditioner/ heater and has an infrared heater available with Propane hookup during the Winter if desired. This one bedroom, one bathroom home with open living room/ kitchen and dining area provides a great space for downsizing or your starter home! All furniture (living room, kitchen and bedroom), electric fireplace, TV, appliances, including refrigerator, electric range, dishwasher, washer and dryer, convey with the home! Additionally, there is a loft with receptacles and lighting which can be used for an extra sleeping area or storage. Located adjacent to the People Helping People building and across from the Amagon Post Office, this nice home is available for a new owner to make it theirs. It is completely furnished and ready to move in today!

Key facts

• Attached carport
• Completely furnished
• Garage

Tags

• FULLY EQUIPPED WITH APPLIANCES
• LARGE SHOP WITH GARAGE DOOR
• ATTACHED CARPORT
• INFRARED HEATER AVAILABLE
• COMPLETELY FURNISHED

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $81 ($970/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 $76k (12.2% below list).
• Recommended offer: $76k (12.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 49/100 on livability (#502 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime F, amenities F, commute F.
• Newport School District (town): math 23% / reading 26% proficiency, ranked #194 of 238 in AR (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Newport Elementary School (math 31% / reading 25%, grade F, #326 of 454 statewide, top 72%, 656 students, 51% FRL); Newport High School (math 19% / reading 27%, grade F, #209 of 292 statewide, top 72%, 612 students, 41% FRL) — zoned schools average 46% FRL vs 68% district-wide (22 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 2 active listings in the ZIP; 13 units permitted in Jackson County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($601 loan paydown + $3k appreciation (3.0% local appreciation)).
• Jackson County population projected at -12% 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $8k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $87k implies a 986% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,318 (12.2% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.88% ✗
• Cap rate: 7.41%
• Cash-on-cash: 3.99%
• DSCR: 1.18
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 11.2%
• Equity multiple: 1.64×
• Total profit: $15,578
• Equity at exit: $39,074

10-year hold

• IRR: 13.4%
• Equity multiple: 2.98×
• Total profit: $48,207
• Equity at exit: $60,218

Cash invested: $24,332 (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 72005

• Active inventory: 2
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $763 medium
• Mortgage (P&I): −$456
• Tax from tax record: −$30 /mo · $362/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$160
• Net cashflow: $81

Break-even live

Break-even rent $661

Max offer price $86,900

Occupancy floor 84%

Sensitivity live

Price	-10% $130	-5% $105	+0% $81	+5% $56	+10% $32
Rent	-10% $21	-5% $51	+0% $81	+5% $111	+10% $141
Rate	-1.0pp $125	-0.5pp $103	base $81	+0.5pp $58	+1.0pp $35

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: $21,725
• Closing costs: $2,607
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   pricedays on market $86,900 Active 164 DOM
2. 2026-06-19
   days on market $87,500 Active 162 DOM
3. 2026-06-18
   days on market $87,500 Active 161 DOM
4. 2026-06-17
   days on market $87,500 Active 160 DOM
5. 2026-06-16
   days on market $87,500 Active 159 DOM
6. 2026-06-15
   days on market $87,500 Active 158 DOM
7. 2026-06-14
   days on market $87,500 Active 156 DOM
8. 2026-06-12
   days on market $87,500 Active 155 DOM
9. 2026-06-09
   days on market $87,500 Active 152 DOM
10. 2026-06-08
    days on market $87,500 Active 151 DOM
11. 2026-06-07
    days on market $87,500 Active 150 DOM
12. 2026-06-07
    days on market $87,500 Active 149 DOM
13. 2026-06-04
    days on market $87,500 Active 146 DOM
14. 2026-06-02
    days on market $87,500 Active 145 DOM
15. 2026-06-01
    days on market $87,500 Active 144 DOM
16. 2026-05-31
    days on market $87,500 Active 143 DOM
17. 2026-05-31
    days on market $87,500 Active 142 DOM
18. 2026-04-20
    price $87,500 1334-char remark

    Show marketing remark (1334 chars)

    Nice and cozy manufactured home just under 500 square feet! It is fully equipped with appliances and furniture, all of which convey with the home! Sitting on 0.74 acres, in addition to this 5 year old home, the property also includes a large shop with garage door, electricity, and attached carport. This carport will fit a travel trailer, for which there are hookups for electricity, sewer, and water. There is also a detached carport with three covered areas for vehicle, boat, ATV, lawn mower, etc. .. The home is 5 years old and heated and cooled with a mini split air conditioner/ heater and has an infrared heater available with Propane hookup during the Winter if desired. This one bedroom, one bathroom home with open living room/ kitchen and dining area provides a great space for downsizing or your starter home! All furniture (living room, kitchen and bedroom), electric fireplace, TV, appliances, including refrigerator, electric range, dishwasher, washer and dryer, convey with the home! Additionally, there is a loft with receptacles and lighting which can be used for an extra sleeping area or storage. Located adjacent to the People Helping People building and across from the Amagon Post Office, this nice home is available for a new owner to make it theirs. It is completely furnished and ready to move in today!

19. 2026-02-19
    price $89,900 1334-char remark

    Show marketing remark (1334 chars)

    Nice and cozy manufactured home just under 500 square feet! It is fully equipped with appliances and furniture, all of which convey with the home! Sitting on 0.74 acres, in addition to this 5 year old home, the property also includes a large shop with garage door, electricity, and attached carport. This carport will fit a travel trailer, for which there are hookups for electricity, sewer, and water. There is also a detached carport with three covered areas for vehicle, boat, ATV, lawn mower, etc. .. The home is 5 years old and heated and cooled with a mini split air conditioner/ heater and has an infrared heater available with Propane hookup during the Winter if desired. This one bedroom, one bathroom home with open living room/ kitchen and dining area provides a great space for downsizing or your starter home! All furniture (living room, kitchen and bedroom), electric fireplace, TV, appliances, including refrigerator, electric range, dishwasher, washer and dryer, convey with the home! Additionally, there is a loft with receptacles and lighting which can be used for an extra sleeping area or storage. Located adjacent to the People Helping People building and across from the Amagon Post Office, this nice home is available for a new owner to make it theirs. It is completely furnished and ready to move in today!

20. 2026-01-08
    listed $94,900 Active 1334-char remark

    Show marketing remark (1334 chars)

    Nice and cozy manufactured home just under 500 square feet! It is fully equipped with appliances and furniture, all of which convey with the home! Sitting on 0.74 acres, in addition to this 5 year old home, the property also includes a large shop with garage door, electricity, and attached carport. This carport will fit a travel trailer, for which there are hookups for electricity, sewer, and water. There is also a detached carport with three covered areas for vehicle, boat, ATV, lawn mower, etc. .. The home is 5 years old and heated and cooled with a mini split air conditioner/ heater and has an infrared heater available with Propane hookup during the Winter if desired. This one bedroom, one bathroom home with open living room/ kitchen and dining area provides a great space for downsizing or your starter home! All furniture (living room, kitchen and bedroom), electric fireplace, TV, appliances, including refrigerator, electric range, dishwasher, washer and dryer, convey with the home! Additionally, there is a loft with receptacles and lighting which can be used for an extra sleeping area or storage. Located adjacent to the People Helping People building and across from the Amagon Post Office, this nice home is available for a new owner to make it theirs. It is completely furnished and ready to move in today!

21. 2023-06-03
    historical
22. 2023-02-13
    listed $79,900 New Listing
23. 1997-04-04
    soldstatus $8,000

ⓘ 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: $362 · $30/mo
• Projected year-2 tax: $556 · $46/mo
• Expected delta: +$194/yr (+$16/mo · 53.5%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,158
• − Mortgage interest: −$4,868
• − Property taxes: −$362
• − Insurance: −$434
• − Repairs & maintenance: −$733
• − Management: −$733
• − Depreciation: −$2,528
• Taxable loss: −$500
• Est. tax savings @ 24.0%: +$120
• After-tax cash flow: $1,090/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: Newport School District
• NCES district ID: 0500023
• Math proficiency: 23% ▼ -11.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $29,425
• Composite: 19.67/100
• National rank: #8734
• State rank: #194 of 238 in AR

Livability — Amagon

• Score: 49/100
• State rank: #502
• US rank: #25931

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Amagon, AR
• Population (ZIP): 58

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 16,368 people
• By 2030: 15,875 · -3.0%
• By 2040: 14,998 · -8.4%
• By 2050: 14,363 · -12.2%
• By 2075: 13,207 · -19.3%
• By 2100: 11,276 · -31.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Italian 29% Iranian 5%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+48.7) · D 24.8% · R 73.5% · Other 1.7%
• 2008→2024 swing: -32.4pp toward R · 2008: -16.3pp · 2024: -48.7pp
• All cycles: 2024: R+48.7 2020: R+43.8 2016: R+33.0 2012: R+18.2 2008: R+16.3

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

+993.8% since first listed

6 events — show timeline

• 2026-04-20 Price Changed $87,500 NEABOR MLS
• 2026-02-19 Price Changed $89,900 NEABOR MLS
• 2026-01-08 Listed $94,900 NEABOR MLS
• 2023-06-03 Listing Removed — CARMLS
• 2023-02-13 Listed $79,900 CARMLS
• 1997-04-04 Sold (Public Records) $8,000 Public Records

Property tax history

+13.7%/yr

Latest (2025): $362 · +0.0% YoY. Source: county tax records.