54 Autumn Hills Rd · Greenbrier, AR 72058

$190,000

4 bd · 2.0 ba · 1,680 sqft · Manufactured · 69 Days on market

Built 2003 2.12 ac lot $113/sqft · at area comps Est $182k · at est.

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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 +17.1/30.0
• ARV discount +5.5/15.0
• DSCR +5.3/10.0
• Schools +5.3/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A well maintained manufactured home set on a permanent foundation, just minutes from the city limits of Greenbrier. Situated on over two acres, this property offers a peaceful country setting with the convenience of nearby town amenities. A detached garage perfect for hobbies, storage or parking-making it the perfect blend of comfort, functionality, and tranquility.

Key facts

• Manufactured home
• Country setting
• Permanent foundation

Tags

• MANUFACTURED HOME
• PERMANENT FOUNDATION
• TWO ACRES
• DETACHED GARAGE
• COUNTRY SETTING
• TOWN AMENITIES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/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 $161k (15.5% below list).
• Recommended offer: $161k (15.5% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 2.9% in Greenbrier — 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 71/100 on livability (#44 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: crime C-, amenities F, commute F.
• Greenbrier School District (town): math 63% / reading 62% proficiency, ranked #2 of 238 in AR (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 223 active listings in the ZIP; solid renter incomes; 865 units permitted in Faulkner County in 2024 (451 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Faulkner County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y 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 $72k; list at $190k implies a 164% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,601 (15.5% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 15% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 7.13%
• Cash-on-cash: 3.01%
• DSCR: 1.13
• GRM: 9.9

CMA / ARV

• ARV (median comp): $182,000
• List price: $190,000
• Delta: 4.40%
• 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
25 Renea Dr	0.53mi	3/2.0 (-1)	1,834 (+9%)	4mo	$182,000	$99	52

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: -11.6%
• Equity multiple: 0.58×
• Total profit: $-22,386
• Equity at exit: $28,330

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-8,909
• Equity at exit: $16,428

Cash invested: $53,200 (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 72058

• Home prices YoY: -12.4%
• Active inventory: 223
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,606 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$60 /mo · $719/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $133

Break-even live

Break-even rent $1,437

Max offer price $190,000

Occupancy floor 87%

Sensitivity live

Price	-10% $241	-5% $187	+0% $133	+5% $79	+10% $26
Rent	-10% $6	-5% $70	+0% $133	+5% $197	+10% $260
Rate	-1.0pp $229	-0.5pp $182	base $133	+0.5pp $84	+1.0pp $34

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $190,000 Active 69 DOM
2. 2026-06-18
   days on market $190,000 Active 66 DOM
3. 2026-06-17
   days on market $190,000 Active 65 DOM
4. 2026-06-16
   days on market $190,000 Active 64 DOM
5. 2026-06-15
   days on market $190,000 Active 63 DOM
6. 2026-06-14
   days on market $190,000 Active 61 DOM
7. 2026-06-10
   days on market $190,000 Active 58 DOM
8. 2026-06-09
   days on market $190,000 Active 57 DOM
9. 2026-06-08
   days on market $190,000 Active 56 DOM
10. 2026-06-07
    days on market $190,000 Active 55 DOM
11. 2026-06-05
    days on market $190,000 Active 52 DOM
12. 2026-06-03
    days on market $190,000 Active 51 DOM
13. 2026-06-02
    days on market $190,000 Active 50 DOM
14. 2026-06-01
    days on market $190,000 Active 49 DOM
15. 2026-05-31
    days on market $190,000 Active 48 DOM
16. 2026-05-31
    days on market $190,000 Active 47 DOM
17. 2026-05-14
    status Back on Market 368-char remark

    Show marketing remark (368 chars)

    A well maintained manufactured home set on a permanent foundation, just minutes from the city limits of Greenbrier. Situated on over two acres, this property offers a peaceful country setting with the convenience of nearby town amenities. A detached garage perfect for hobbies, storage or parking-making it the perfect blend of comfort, functionality, and tranquility.

18. 2026-04-20
    historical Take Backups 368-char remark

    Show marketing remark (368 chars)

    A well maintained manufactured home set on a permanent foundation, just minutes from the city limits of Greenbrier. Situated on over two acres, this property offers a peaceful country setting with the convenience of nearby town amenities. A detached garage perfect for hobbies, storage or parking-making it the perfect blend of comfort, functionality, and tranquility.

19. 2026-04-13
    listed $190,000 New Listing 368-char remark

    Show marketing remark (368 chars)

    A well maintained manufactured home set on a permanent foundation, just minutes from the city limits of Greenbrier. Situated on over two acres, this property offers a peaceful country setting with the convenience of nearby town amenities. A detached garage perfect for hobbies, storage or parking-making it the perfect blend of comfort, functionality, and tranquility.

20. 2021-05-21
    soldstatus $72,000
21. 2021-05-19
    soldstatus $72,000 Sold 181-char remark

    Show marketing remark (181 chars)

    Perfectly situated on 2.12 acres- 4 bed 2 bath home with large kitchen and living room. Huge Front yard, 1 car garage/shop/storage and plenty of room to grow. House being sold As-Is

22. 2021-05-01
    historical 181-char remark

    Show marketing remark (181 chars)

    Perfectly situated on 2.12 acres- 4 bed 2 bath home with large kitchen and living room. Huge Front yard, 1 car garage/shop/storage and plenty of room to grow. House being sold As-Is

23. 2021-04-23
    status Back on Market 181-char remark

    Show marketing remark (181 chars)

    Perfectly situated on 2.12 acres- 4 bed 2 bath home with large kitchen and living room. Huge Front yard, 1 car garage/shop/storage and plenty of room to grow. House being sold As-Is

24. 2021-03-27
    historical Take Backups 181-char remark

    Show marketing remark (181 chars)

    Perfectly situated on 2.12 acres- 4 bed 2 bath home with large kitchen and living room. Huge Front yard, 1 car garage/shop/storage and plenty of room to grow. House being sold As-Is

25. 2021-02-02
    status Back on Market 181-char remark

    Show marketing remark (181 chars)

    Perfectly situated on 2.12 acres- 4 bed 2 bath home with large kitchen and living room. Huge Front yard, 1 car garage/shop/storage and plenty of room to grow. House being sold As-Is

26. 2021-01-26
    historical Take Backups 181-char remark

    Show marketing remark (181 chars)

    Perfectly situated on 2.12 acres- 4 bed 2 bath home with large kitchen and living room. Huge Front yard, 1 car garage/shop/storage and plenty of room to grow. House being sold As-Is

27. 2021-01-03
    price $85,000 181-char remark

    Show marketing remark (181 chars)

    Perfectly situated on 2.12 acres- 4 bed 2 bath home with large kitchen and living room. Huge Front yard, 1 car garage/shop/storage and plenty of room to grow. House being sold As-Is

28. 2020-11-04
    listed $99,900 New Listing 181-char remark

    Show marketing remark (181 chars)

    Perfectly situated on 2.12 acres- 4 bed 2 bath home with large kitchen and living room. Huge Front yard, 1 car garage/shop/storage and plenty of room to grow. House being sold As-Is

29. 2014-12-17
    historical
30. 2014-06-16
    listed $79,900
31. 2013-12-05
    historical
32. 2013-05-14
    listed $94,900

ⓘ 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: $719 · $60/mo
• Projected year-2 tax: $1,216 · $101/mo
• Expected delta: +$497/yr (+$41/mo · 69.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $19,272
• − Mortgage interest: −$10,643
• − Property taxes: −$719
• − Insurance: −$950
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − Depreciation: −$5,527
• Taxable loss: −$1,651
• Est. tax savings @ 24.0%: +$396
• After-tax cash flow: $1,995/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: Greenbrier School District
• NCES district ID: 0506900
• Math proficiency: 63% ▼ -11.00%
• Reading proficiency: 62% ▼ -7.00%
• Median HH income: $52,897
• Composite: 53.44/100
• National rank: #1465
• State rank: #2 of 238 in AR

Livability — Greenbrier

• Score: 71/100
• State rank: #44
• US rank: #7132

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Faulkner County · 103,634 people
• City population: 18,880
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 18,880
• Household income: $76,463
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 97.0

Population outlook (Faulkner County) Hauer SSP2

• Today (2025): 138,985 people
• By 2030: 148,264 · +6.7%
• By 2040: 166,010 · +19.4%
• By 2050: 183,362 · +31.9%
• By 2075: 224,593 · +61.6%
• By 2100: 250,603 · +80.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Two or more races 3% Black 1%
• Common ancestry: Italian 2% Slovak 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Faulkner

• 2024 margin: Solid R (+32.3) · D 32.6% · R 64.9% · Other 2.5%
• 2008→2024 swing: -7.1pp toward R · 2008: -25.3pp · 2024: -32.3pp
• All cycles: 2024: R+32.3 2020: R+29.5 2016: R+31.6 2012: R+31.7 2008: R+25.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.47%
• Current HPI: 277.4936
• Rent YoY: —
• Metro: Little Rock-North Little Rock-Conway, 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

+100.2% since first listed

16 events — show timeline

• 2026-05-14 Relisted — CARMLS
• 2026-04-20 Contingent — CARMLS
• 2026-04-13 Listed $190,000 CARMLS
• 2021-05-21 Sold (Public Records) $72,000 Public Records
• 2021-05-19 Sold (MLS) $72,000 CARMLS
• 2021-05-01 Listing Removed — CARMLS
• 2021-04-23 Relisted — CARMLS
• 2021-03-27 Contingent — CARMLS
• 2021-02-02 Relisted — CARMLS
• 2021-01-26 Contingent — CARMLS
• 2021-01-03 Price Changed $85,000 CARMLS
• 2020-11-04 Listed $99,900 CARMLS
• 2014-12-17 Listing Removed — CARMLS
• 2014-06-16 Listed $79,900 CARMLS
• 2013-12-05 Listing Removed — CARMLS
• 2013-05-14 Listed $94,900 CARMLS

Property tax history

+19.7%/yr

Latest (2025): $719 · +358.6% YoY. Source: county tax records.