3210 Campbell Ln · Campbell Station, AR 72473

$129,900

4 bd · 1.0 ba · 2,280 sqft · Manufactured public records · 33 Days on market

Built 2008 0.29 ac lot ↓ 19% 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 +22.6/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• Appreciation +5.3/10.0
• 1% rule +4.6/10.0
• Schools +4.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Beautifully Remodeled Manufactured Home with Space to Spare! This spacious 4-bedroom home offers a welcoming layout with large rooms and a stunning gourmet kitchen designed for both everyday living and entertaining. The home features updated kitchen appliances, attractive accent trim work, and a pleasing color contrast throughout that adds warmth and character. Cozy up by the wood-burning fireplace, perfect for relaxing evenings. Situated on its own lot, the property offers a yard believed to be fully fenced, providing privacy and room to enjoy outdoor living. Best of all, this home sits on a permanent foundation, opening the door to better lending options. In-house financing available (W.

Key facts

• Gourmet kitchen
• Permanent foundation
• Fully fenced yard

Tags

• GOURMET KITCHEN
• WOOD-BURNING FIREPLACE
• FULLY FENCED YARD
• PERMANENT FOUNDATION

Property features AI

Finance

• Other: Approx. lot acreage: 0.29 acres; Lot size per seller disclosure; see survey for exact dimensions; Square footage reported by seller disclosure
• Financial info: Financing options may include VA, FHA, conventional loans, owner financing, cash, rural development, or in-house financing

Exterior

• Utilities: Utilities: see remarks
• Home design: Manufactured double-wide home on a permanent foundation
• Construction: 3-tab shingle roof; Crawl space and other foundation details; Built by Southern Estates
• Exterior features: Metal/vinyl siding; Paved road access; Level, rural lot

Interior

• Kitchen: Free-standing stove; Microwave; Electric range; Dishwasher; Pantry
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central electric cooling
• Interior features: Washer connection; Dryer connection (electric); Breakfast bar; Wood-burning prefabricated fireplace
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/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 $125k (3.6% below list).
• Recommended offer: $125k (3.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#318 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Jackson County School District (rural): math 56% / reading 44% proficiency, ranked #21 of 238 in AR (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 11 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 $2k of equity ($898 loan paydown + $840 appreciation (0.7% 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 (0.7% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 4 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: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,255 (3.6% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 8.33%
• Cash-on-cash: 7.28%
• DSCR: 1.32
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.9%
• Equity multiple: 1.39×
• Total profit: $14,191
• Equity at exit: $41,974

10-year hold

• IRR: 12.2%
• Equity multiple: 2.43×
• Total profit: $51,895
• Equity at exit: $53,989

Cash invested: $36,372 (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 72473

• Home prices YoY: 0.4%
• Active inventory: 11
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,253 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$34 /mo · $403/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $221

Break-even live

Break-even rent $973

Max offer price $129,900

Occupancy floor 77%

Sensitivity live

Price	-10% $294	-5% $257	+0% $221	+5% $184	+10% $147
Rent	-10% $122	-5% $171	+0% $221	+5% $270	+10% $320
Rate	-1.0pp $286	-0.5pp $254	base $221	+0.5pp $187	+1.0pp $153

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $129,900 Active 33 DOM
2. 2026-06-19
   days on market $129,900 Active 31 DOM
3. 2026-06-18
   days on market $129,900 Active 30 DOM
4. 2026-06-17
   days on market $129,900 Active 29 DOM
5. 2026-06-16
   days on market $129,900 Active 28 DOM
6. 2026-06-15
   days on market $129,900 Active 27 DOM
7. 2026-06-14
   days on market $129,900 Active 25 DOM
8. 2026-06-12
   statusdays on market $129,900 Active 24 DOM
9. 2026-06-09
   days on market $129,900 Back on Market 21 DOM
10. 2026-06-08
    days on market $129,900 Back on Market 20 DOM
11. 2026-06-07
    statusdays on market $129,900 Back on Market 19 DOM
12. 2026-06-05
    days on market $129,900 Take Backups 17 DOM
13. 2026-06-04
    days on market $129,900 Take Backups 15 DOM
14. 2026-06-02
    days on market $129,900 Take Backups 14 DOM
15. 2026-06-01
    days on market $129,900 Take Backups 13 DOM
16. 2026-05-31
    days on market $129,900 Take Backups 12 DOM
17. 2026-05-31
    days on market $129,900 Take Backups 11 DOM
18. 2026-05-19
    listed $129,900 New Listing 810-char remark
19. 2026-05-19
    historical
20. 2026-05-08
    status Back on Market
21. 2026-04-24
    historical Take Backups
22. 2026-04-22
    price $134,900
23. 2026-04-22
    price $119,900
24. 2026-03-24
    price $134,900
25. 2026-02-26
    price $144,900
26. 2026-01-15
    listed $159,900 New Listing

ⓘ 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: $403 · $34/mo
• Projected year-2 tax: $831 · $69/mo
• Expected delta: +$429/yr (+$36/mo · 106.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 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: $15,031
• − Mortgage interest: −$7,276
• − Property taxes: −$403
• − Insurance: −$650
• − Repairs & maintenance: −$1,202
• − Management: −$1,202
• − Depreciation: −$3,779
• Taxable income: $518
• Est. tax owed @ 24.0%: −$124
• After-tax cash flow: $2,523/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: Jackson County School District
• NCES district ID: 0513230
• Math proficiency: 56% ▼ -5.00%
• Reading proficiency: 44% ▼ -12.00%
• Median HH income: $33,648
• Composite: 41.28/100
• National rank: #3518
• State rank: #21 of 238 in AR

Livability — Campbell Station

• Score: 58/100
• State rank: #318
• US rank: #21071

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: Campbell Station, AR
• Population (ZIP): 1,907

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Black 3% Hispanic / Latino 2%
• Common ancestry: Italian 7% Slovak 3% Romanian 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 0.65%
• Current HPI: 151.9804
• 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

-18.8% since first listed

11 events — show timeline

• 2026-06-05 Relisted — CARMLS
• 2026-05-25 Contingent — CARMLS
• 2026-05-19 Listed $129,900 CARMLS
• 2026-05-19 Listing Removed — CARMLS
• 2026-05-08 Relisted — CARMLS
• 2026-04-24 Contingent — CARMLS
• 2026-04-22 Price Changed $134,900 CARMLS
• 2026-04-22 Price Changed $119,900 CARMLS
• 2026-03-24 Price Changed $134,900 CARMLS
• 2026-02-26 Price Changed $144,900 CARMLS
• 2026-01-15 Listed $159,900 CARMLS

Property tax history

+15.7%/yr

Latest (2025): $403 · +905.8% YoY. Source: county tax records.