12038 Highway 62 E · Henderson, AR 72537

$100,000

2 bd · 1.0 ba · 500 sqft · SingleFamily public records · 21 Days on market

Built 1983 6.50 ac lot $200/sqft · 122% above area Est $90k · 11% over

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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 +19.3/30.0
• Appreciation +10.0/10.0
• DSCR +6.1/10.0
• 1% rule +3.9/10.0
• Schools +3.7/10.0
• ARV discount +2.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located directly across from the Dollar General in Henderson!! Close to the lake and marina. Large circle driveway. Nestled against the woods where wildlife is seen daily! 2 bedroom 2 bath older mobile home…has had some updates. Will come fully furnished. A small unfinished house also sets on the property. 6.5 acres

Key facts

• Close to lake
• Close to marina
• Circle driveway

Tags

• CIRCLE DRIVEWAY
• CLOSE TO LAKE
• CLOSE TO MARINA
• NESTLED AGAINST WOODS
• APPROXIMATELY ONE ACRE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/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 $89k (10.8% below list).
• Recommended offer: $89k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 1.9% in Henderson — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Mountain Home School District (town): math 45% / reading 45% proficiency, ranked #40 of 238 in AR (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP; 47 units permitted in Baxter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Baxter County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 34% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $25k; list at $100k implies a 300% gain — meaningful room to come down on a strong offer.

Recommended offer $89,224 (10.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.89% ✗
• Cap rate: 7.60%
• Cash-on-cash: 4.68%
• DSCR: 1.21
• GRM: 9.3

CMA / ARV

• ARV (median comp): $90,000
• List price: $100,000
• Delta: 11.11%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.6%
• Equity multiple: 3.19×
• Total profit: $61,370
• Equity at exit: $90,088

10-year hold

• IRR: 24.1%
• Equity multiple: 7.26×
• Total profit: $175,166
• Equity at exit: $194,278

Cash invested: $28,000 (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 72537

• Home prices YoY: 3.4%
• Active inventory: 18
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $892 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$30 /mo · $356/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $109

Break-even live

Break-even rent $754

Max offer price $100,000

Occupancy floor 83%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-04
   status Under Contract 324-char remark

   Show marketing remark (324 chars)

   Located directly across from the Dollar General in Henderson!! Close to the lake and marina. Large circle driveway. Nestled against the woods where wildlife is seen daily! 2 bedroom 2 bath older mobile home…has had some updates. Will come fully furnished. A small unfinished house also sets on the property. 6.5 acres

2. 2026-05-03
   price $100,000

   Show marketing remark (324 chars)

   Located directly across from the Dollar General in Henderson!! Close to the lake and marina. Large circle driveway. Nestled against the woods where wildlife is seen daily! 2 bedroom 2 bath older mobile home…has had some updates. Will come fully furnished. A small unfinished house also sets on the property. 6.5 acres

3. 2026-05-03
   price $100,000 324-char remark

   Show marketing remark (324 chars)

   Located directly across from the Dollar General in Henderson!! Close to the lake and marina. Large circle driveway. Nestled against the woods where wildlife is seen daily! 2 bedroom 2 bath older mobile home…has had some updates. Will come fully furnished. A small unfinished house also sets on the property. 6.5 acres

4. 2026-04-30
   price $69,900 324-char remark

   Show marketing remark (324 chars)

   Located directly across from the Dollar General in Henderson!! Close to the lake and marina. Large circle driveway. Nestled against the woods where wildlife is seen daily! 2 bedroom 2 bath older mobile home…has had some updates. Will come fully furnished. A small unfinished house also sets on the property. 6.5 acres

5. 2026-04-30
   price $69,900

   Show marketing remark (324 chars)

   Located directly across from the Dollar General in Henderson!! Close to the lake and marina. Large circle driveway. Nestled against the woods where wildlife is seen daily! 2 bedroom 2 bath older mobile home…has had some updates. Will come fully furnished. A small unfinished house also sets on the property. 6.5 acres

6. 2026-04-12
   listed $74,900 New Listing 324-char remark

   Show marketing remark (324 chars)

   Located directly across from the Dollar General in Henderson!! Close to the lake and marina. Large circle driveway. Nestled against the woods where wildlife is seen daily! 2 bedroom 2 bath older mobile home…has had some updates. Will come fully furnished. A small unfinished house also sets on the property. 6.5 acres

7. 2025-11-25
   historical
8. 2025-10-13
   listed $75,000 Active
9. 2025-10-13
   listed $75,000 New Listing
10. 2000-08-29
    soldstatus $25,000

ⓘ 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: $356 · $30/mo
• Projected year-2 tax: $640 · $53/mo
• Expected delta: +$284/yr (+$24/mo · 79.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $10,707
• − Mortgage interest: −$5,602
• − Property taxes: −$356
• − Insurance: −$500
• − Repairs & maintenance: −$857
• − Management: −$857
• − Depreciation: −$2,909
• Taxable loss: −$373
• Est. tax savings @ 24.0%: +$89
• After-tax cash flow: $1,399/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: Mountain Home School District
• NCES district ID: 0500043
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $36,966
• Composite: 37.4/100
• National rank: #4424
• State rank: #40 of 238 in AR

Livability — Henderson

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Henderson, AR
• Population (ZIP): 564

Population outlook (Baxter County) Hauer SSP2

• Today (2025): 39,886 people
• By 2030: 39,226 · -1.7%
• By 2040: 37,810 · -5.2%
• By 2050: 36,287 · -9.0%
• By 2075: 32,965 · -17.4%
• By 2100: 28,002 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99% Two or more races 1%
• Common ancestry: Portuguese 3% Romanian 3% Iranian 3%

Political lean MEDSL · Baxter

• 2024 margin: Solid R (+56.9) · D 20.7% · R 77.6% · Other 1.7%
• 2008→2024 swing: -25.3pp toward R · 2008: -31.6pp · 2024: -56.9pp
• All cycles: 2024: R+56.9 2020: R+53.3 2016: R+53.6 2012: R+44.0 2008: R+31.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.11%
• Current HPI: 337.2496
• 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

+300.0% since first listed

10 events — show timeline

• 2026-05-04 Pending — CARMLS
• 2026-05-03 Price Changed $100,000 NEABOR MLS
• 2026-05-03 Price Changed $100,000 CARMLS
• 2026-04-30 Price Changed $69,900 CARMLS
• 2026-04-30 Price Changed $69,900 NEABOR MLS
• 2026-04-12 Listed $74,900 CARMLS
• 2025-11-25 Listing Removed — CARMLS
• 2025-10-13 Listed $75,000 CARMLS
• 2025-10-13 Listed $75,000 NEABOR MLS
• 2000-08-29 Sold (Public Records) $25,000 Public Records

Property tax history

+12.2%/yr

Latest (2025): $356 · +3.0% YoY. Source: county tax records.