101 Barentine · Kirby, AR 71921

$149,900

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 15 Days on market

Built 2019 0.75 ac lot

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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 +8.0/30.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks MLS

Enjoy country living with easy access to some of the area's favorite outdoor destinations! This 2019 Clayton 16x80 mobile home offers 3 bedrooms, 2 bathrooms, and approximately 1,280 square feet of comfortable living space on 0.75± acres. Inside, you'll find a spacious living area featuring a built-in entertainment center and a large kitchen with an island, abundant cabinetry, and plenty of room for gathering. The home also includes a covered front porch, attached one-car carport, and a functional layout designed for everyday living. Outside, enjoy the included 12x16 storage building, above-ground pool, and open yard with room to relax or entertain. Conveniently located just a short drive from both Lake Greeson and the Caddo River, this property offers easy access to boating, fishing, kayaking, swimming, and other outdoor recreation. Whether you're looking for a full-time residence, weekend getaway, or an investment property, this home has plenty to offer. With its proximity to two popular recreational destinations, it could also make an excellent nightly rental opportunity for those looking to generate income while enjoying the benefits of ownership. Property will require a survey.

Key facts

• Covered front porch
• Above-ground pool
• 0.75 acre lot

Tags

• BUILT-IN ENTERTAINMENT CENTER
• LARGE KITCHEN WITH ISLAND
• COVERED FRONT PORCH
• ATTACHED ONE-CAR CARPORT
• 12X16 STORAGE BUILDING
• ABOVE-GROUND POOL

Property features AI

Finance

• Other: Approximately 0.75 acre lot (seller disclosure)

Exterior

• Parking: Carport for 1 car
• Utilities: Septic system; Public water; Electric via cooperative; Propane/butane gas; Insulated windows; Insulated doors
• Home design: Single wide mobile home; Metal/vinyl siding; Composition roof; Not permanent foundation; Approximately 1,280 total living area; Facing information not provided
• Construction: Metal/Vinyl siding construction; Composition roof; Not permanent foundation
• Exterior features: Porch; Outside storage area; Under pinning; Paved road access; Level, rural setting not in a subdivision

Interior

• Kitchen: Free-standing stove; Dishwasher; Pantry; Refrigerator stays
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Walk-in closet(s); Ceiling fan(s)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $-151 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (14.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (25.3% below list).
• Recommended offer: $112k (25.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#233 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: health & safety D+, schools F, crime F.
• Kirby School District (rural): math 32% / reading 29% proficiency, ranked #153 of 238 in AR (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 35 active listings in the ZIP.

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (5.8% local appreciation)).
• Pike County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, 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 15 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 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: 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 $112,029 (25.3% 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. 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. 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: 0.75% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.31%
• DSCR: 0.81
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.5%
• Equity multiple: 1.77×
• Total profit: $32,385
• Equity at exit: $92,850

10-year hold

• IRR: 12.4%
• Equity multiple: 3.46×
• Total profit: $103,170
• Equity at exit: $167,197

Cash invested: $41,972 (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 71921

• Home prices YoY: 2.0%
• Active inventory: 35
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,120 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $-151

Break-even live

Break-even rent $1,311

Max offer price $128,065

Occupancy floor —

Sensitivity live

Price	-10% $-47	-5% $-99	+0% $-151	+5% $-203	+10% $-254
Rent	-10% $-239	-5% $-195	+0% $-151	+5% $-107	+10% $-62
Rate	-1.0pp $-75	-0.5pp $-113	base $-151	+0.5pp $-190	+1.0pp $-229

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $149,900 Active 15 DOM
2. 2026-06-18
   days on market $149,900 Active 14 DOM
3. 2026-06-17
   days on market $149,900 Active 13 DOM
4. 2026-06-16
   days on market $149,900 Active 12 DOM
5. 2026-06-15
   days on market $149,900 Active 11 DOM
6. 2026-06-14
   days on market $149,900 Active 9 DOM
7. 2026-06-12
   statusdays on market $149,900 Active 8 DOM
8. 2026-06-09
   days on market $149,900 New Listing 5 DOM
9. 2026-06-08
   days on market $149,900 New Listing 4 DOM
10. 2026-06-07
    days on market $149,900 New Listing 3 DOM
11. 2026-06-07
    remarks 692-char remark
12. 2026-06-07
    listed $149,900 New Listing 2 DOM

ⓘ 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 0% 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 4/10 Moderate 11% 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: $13,443
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,075
• − Management: −$1,075
• − Depreciation: −$4,361
• Taxable loss: −$4,463
• Est. tax savings @ 24.0%: +$1,071
• After-tax cash flow: $-740/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: Kirby School District
• NCES district ID: 0508490
• Math proficiency: 32% ▼ -9.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $36,353
• Composite: 25.33/100
• National rank: #7479
• State rank: #153 of 238 in AR

Livability — Kirby

• Score: 61/100
• State rank: #233
• US rank: #17477

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kirby, AR
• Population (ZIP): 3,591

Population outlook (Pike County) Hauer SSP2

• Today (2025): 10,158 people
• By 2030: 9,681 · -4.7%
• By 2040: 8,640 · -14.9%
• By 2050: 7,500 · -26.2%
• By 2075: 4,897 · -51.8%
• By 2100: 2,911 · -71.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 8% Hispanic / Latino 5% Black 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Pike

• 2024 margin: Solid R (+73.1) · D 12.8% · R 86.0% · Other 1.2%
• 2008→2024 swing: -31.8pp toward R · 2008: -41.3pp · 2024: -73.1pp
• All cycles: 2024: R+73.1 2020: R+67.7 2016: R+62.3 2012: R+52.7 2008: R+41.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.85%
• Current HPI: 300.7988
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-04 Listed $149,900 HSBOR
• 2026-06-04 Listed $149,900 CARMLS