21 Songbird Rd · Pleasant Plains, AR 72568

$158,900

4 bd · 1.0 ba · 2,240 sqft · Manufactured public records · 156 Days on market

Built 2001 2.71 ac lot ↓ 9% since listing

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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 +10.8/30.0
• Appreciation +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +3.2/10.0
• DSCR +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Back on the market at no fault of the seller. Spacious and well-maintained 4-bedroom, 2.5-bath mobile home situated on 2.71 acres, offering room to spread out while still enjoying convenient access to town. This home features two separate living rooms, perfect for entertaining, a play area, or a home office setup, along with a dedicated dining room for gatherings and family meals. All bedrooms are generously sized, providing comfort and privacy for everyone. One living area is highlighted by a cozy gas logs fireplace, adding warmth and charm to the space. The thoughtful floor plan makes everyday living easy and functional. Outside, you’ll appreciate the metal roof for durability and low maintenance, a two-car carport for covered parking, and multiple fenced areas ideal for pets, gardening, or creating separate outdoor spaces. Enjoy peaceful country living with the convenience of nearby Bald Knob or Batesville, making this property an excellent opportunity for those seeking space, comfort, and accessibility. Call to schedule a showing.

Key facts

• Metal roof
• Two-car carport
• 2.71 acre lot

Tags

• TWO SEPARATE LIVING ROOMS
• DEDICATED DINING ROOM
• COZY GAS LOGS FIREPLACE
• METAL ROOF
• TWO-CAR CARPORT
• MULTIPLE FENCED AREAS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $-73 ($-870/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (18.3% below list).
• Recommended offer: $130k (18.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#259 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Midland School District (rural): math 19% / reading 28% proficiency, ranked #191 of 238 in AR (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Midland Elementary School (math 22% / reading 27%, grade F, #347 of 454 statewide, top 79%, 277 students, 68% FRL); Midland High School (math 17% / reading 32%, grade F, #187 of 292 statewide, top 70%, 234 students, 58% FRL).
• Market conditions: 18 active listings in the ZIP; 33 units permitted in Independence County in 2024 (24 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (7.8% local appreciation)).
• At projected returns (7.8% appreciation + 3.0% rent growth), your $44k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $129,824 (18.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.82% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.96%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 2.31×
• Total profit: $58,386
• Equity at exit: $118,089

10-year hold

• IRR: 17.1%
• Equity multiple: 4.88×
• Total profit: $172,816
• Equity at exit: $231,940

Cash invested: $44,492 (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 72568

• Home prices YoY: 3.2%
• Active inventory: 18
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,298 medium
• Mortgage (P&I): −$833
• Tax est. 1.5%: −$199 /mo · $2,384/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $-73

Break-even live

Break-even rent $1,390

Max offer price $148,407

Occupancy floor —

Sensitivity live

Price	-10% $37	-5% $-18	+0% $-73	+5% $-127	+10% $-182
Rent	-10% $-175	-5% $-124	+0% $-73	+5% $-21	+10% $30
Rate	-1.0pp $8	-0.5pp $-32	base $-73	+0.5pp $-114	+1.0pp $-156

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: $39,725
• Closing costs: $4,767
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $158,900 Active 156 DOM
2. 2026-06-19
   days on market $158,900 Active 154 DOM
3. 2026-06-18
   days on market $158,900 Active 153 DOM
4. 2026-06-17
   days on market $158,900 Active 152 DOM
5. 2026-06-16
   days on market $158,900 Active 151 DOM
6. 2026-06-15
   days on market $158,900 Active 150 DOM
7. 2026-06-14
   days on market $158,900 Active 148 DOM
8. 2026-06-12
   days on market $158,900 Active 147 DOM
9. 2026-06-09
   days on market $158,900 Active 144 DOM
10. 2026-06-08
    days on market $158,900 Active 143 DOM
11. 2026-06-07
    days on market $158,900 Active 142 DOM
12. 2026-06-05
    days on market $158,900 Active 140 DOM
13. 2026-06-03
    days on market $158,900 Active 138 DOM
14. 2026-06-02
    days on market $158,900 Active 137 DOM
15. 2026-06-01
    days on market $158,900 Active 136 DOM
16. 2026-05-31
    days on market $158,900 Active 135 DOM
17. 2026-05-30
    days on market $158,900 Active 134 DOM
18. 2026-05-13
    status Back on Market 1056-char remark

    Show marketing remark (1056 chars)

    Back on the market at no fault of the seller. Spacious and well-maintained 4-bedroom, 2.5-bath mobile home situated on 2.71 acres, offering room to spread out while still enjoying convenient access to town. This home features two separate living rooms, perfect for entertaining, a play area, or a home office setup, along with a dedicated dining room for gatherings and family meals. All bedrooms are generously sized, providing comfort and privacy for everyone. One living area is highlighted by a cozy gas logs fireplace, adding warmth and charm to the space. The thoughtful floor plan makes everyday living easy and functional. Outside, you’ll appreciate the metal roof for durability and low maintenance, a two-car carport for covered parking, and multiple fenced areas ideal for pets, gardening, or creating separate outdoor spaces. Enjoy peaceful country living with the convenience of nearby Bald Knob or Batesville, making this property an excellent opportunity for those seeking space, comfort, and accessibility. Call to schedule a showing.

19. 2026-04-21
    status Under Contract 1056-char remark

    Show marketing remark (1056 chars)

    Back on the market at no fault of the seller. Spacious and well-maintained 4-bedroom, 2.5-bath mobile home situated on 2.71 acres, offering room to spread out while still enjoying convenient access to town. This home features two separate living rooms, perfect for entertaining, a play area, or a home office setup, along with a dedicated dining room for gatherings and family meals. All bedrooms are generously sized, providing comfort and privacy for everyone. One living area is highlighted by a cozy gas logs fireplace, adding warmth and charm to the space. The thoughtful floor plan makes everyday living easy and functional. Outside, you’ll appreciate the metal roof for durability and low maintenance, a two-car carport for covered parking, and multiple fenced areas ideal for pets, gardening, or creating separate outdoor spaces. Enjoy peaceful country living with the convenience of nearby Bald Knob or Batesville, making this property an excellent opportunity for those seeking space, comfort, and accessibility. Call to schedule a showing.

20. 2026-03-29
    historical Take Backups 1056-char remark

    Show marketing remark (1056 chars)

    Back on the market at no fault of the seller. Spacious and well-maintained 4-bedroom, 2.5-bath mobile home situated on 2.71 acres, offering room to spread out while still enjoying convenient access to town. This home features two separate living rooms, perfect for entertaining, a play area, or a home office setup, along with a dedicated dining room for gatherings and family meals. All bedrooms are generously sized, providing comfort and privacy for everyone. One living area is highlighted by a cozy gas logs fireplace, adding warmth and charm to the space. The thoughtful floor plan makes everyday living easy and functional. Outside, you’ll appreciate the metal roof for durability and low maintenance, a two-car carport for covered parking, and multiple fenced areas ideal for pets, gardening, or creating separate outdoor spaces. Enjoy peaceful country living with the convenience of nearby Bald Knob or Batesville, making this property an excellent opportunity for those seeking space, comfort, and accessibility. Call to schedule a showing.

21. 2026-01-31
    price $159,900 1056-char remark

    Show marketing remark (1056 chars)

    Back on the market at no fault of the seller. Spacious and well-maintained 4-bedroom, 2.5-bath mobile home situated on 2.71 acres, offering room to spread out while still enjoying convenient access to town. This home features two separate living rooms, perfect for entertaining, a play area, or a home office setup, along with a dedicated dining room for gatherings and family meals. All bedrooms are generously sized, providing comfort and privacy for everyone. One living area is highlighted by a cozy gas logs fireplace, adding warmth and charm to the space. The thoughtful floor plan makes everyday living easy and functional. Outside, you’ll appreciate the metal roof for durability and low maintenance, a two-car carport for covered parking, and multiple fenced areas ideal for pets, gardening, or creating separate outdoor spaces. Enjoy peaceful country living with the convenience of nearby Bald Knob or Batesville, making this property an excellent opportunity for those seeking space, comfort, and accessibility. Call to schedule a showing.

22. 2026-01-14
    price $164,900 1056-char remark

    Show marketing remark (1056 chars)

    Back on the market at no fault of the seller. Spacious and well-maintained 4-bedroom, 2.5-bath mobile home situated on 2.71 acres, offering room to spread out while still enjoying convenient access to town. This home features two separate living rooms, perfect for entertaining, a play area, or a home office setup, along with a dedicated dining room for gatherings and family meals. All bedrooms are generously sized, providing comfort and privacy for everyone. One living area is highlighted by a cozy gas logs fireplace, adding warmth and charm to the space. The thoughtful floor plan makes everyday living easy and functional. Outside, you’ll appreciate the metal roof for durability and low maintenance, a two-car carport for covered parking, and multiple fenced areas ideal for pets, gardening, or creating separate outdoor spaces. Enjoy peaceful country living with the convenience of nearby Bald Knob or Batesville, making this property an excellent opportunity for those seeking space, comfort, and accessibility. Call to schedule a showing.

23. 2025-12-25
    listed $174,900 New Listing 1056-char remark

    Show marketing remark (1056 chars)

    Back on the market at no fault of the seller. Spacious and well-maintained 4-bedroom, 2.5-bath mobile home situated on 2.71 acres, offering room to spread out while still enjoying convenient access to town. This home features two separate living rooms, perfect for entertaining, a play area, or a home office setup, along with a dedicated dining room for gatherings and family meals. All bedrooms are generously sized, providing comfort and privacy for everyone. One living area is highlighted by a cozy gas logs fireplace, adding warmth and charm to the space. The thoughtful floor plan makes everyday living easy and functional. Outside, you’ll appreciate the metal roof for durability and low maintenance, a two-car carport for covered parking, and multiple fenced areas ideal for pets, gardening, or creating separate outdoor spaces. Enjoy peaceful country living with the convenience of nearby Bald Knob or Batesville, making this property an excellent opportunity for those seeking space, comfort, and accessibility. Call to schedule a showing.

ⓘ 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 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $15,579
• − Mortgage interest: −$8,901
• − Property taxes: −$2,384
• − Insurance: −$794
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$4,623
• Taxable loss: −$3,615
• Est. tax savings @ 24.0%: +$868
• After-tax cash flow: $-3/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: Midland School District
• NCES district ID: 0500020
• Math proficiency: 19% ▼ -2.00%
• Reading proficiency: 28% ▼ -3.00%
• Median HH income: $38,543
• Composite: 19.69/100
• National rank: #8726
• State rank: #191 of 238 in AR

Livability — Pleasant Plains

• Score: 60/100
• State rank: #259
• US rank: #18735

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,741

Population outlook (Independence County) Hauer SSP2

• Today (2025): 37,748 people
• By 2030: 37,962 · +0.6%
• By 2040: 38,151 · +1.1%
• By 2050: 37,980 · +0.6%
• By 2075: 36,622 · -3.0%
• By 2100: 32,741 · -13.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 3% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Independence

• 2024 margin: Solid R (+59.5) · D 19.2% · R 78.7% · Other 2.1%
• 2008→2024 swing: -22.3pp toward R · 2008: -37.1pp · 2024: -59.5pp
• All cycles: 2024: R+59.5 2020: R+58.2 2016: R+52.4 2012: R+44.0 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.76%
• Current HPI: 248.8508
• 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

-8.6% since first listed

6 events — show timeline

• 2026-05-13 Relisted — CARMLS
• 2026-04-21 Pending — CARMLS
• 2026-03-29 Contingent — CARMLS
• 2026-01-31 Price Changed $159,900 CARMLS
• 2026-01-14 Price Changed $164,900 CARMLS
• 2025-12-25 Listed $174,900 CARMLS

Property tax history

+15.8%/yr

Latest (2025): $65 · +0.0% YoY. Source: county tax records.