902 Union Ave W · Wynne, AR 72396

$18,000

2 bd · 1.0 ba · 784 sqft · Manufactured public records · 19 Days on market

Built 1990 7,405 sqft lot ↓ 55% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.2/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors take notice! 2 Bedroom 1 bath mobile home currently rented for $300.00 a month.

Key facts

• 7,405 sq ft lot
• Built 1990
• Listed 18 days

Property features AI

Exterior

• Utilities: Public sewer; Public water; Municipal electric service (Entergy)
• Home design: Single-story (entry level details not provided)
• Construction: Metal/Vinyl siding; Metal roof; Non-permanent foundation; Built area approximately 784
• Exterior features: Level lot; Zero lot line; Paved road access; Located inside city limits

Interior

• Kitchen: Built-in stove
• Flooring: Other (see remarks)
• Bathrooms: 1 full bathroom
• Heating & cooling: Window air conditioning units
• Interior features: Other flooring (see remarks); Built-in stove

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $18k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($833 rent vs $18k).
• Recommended offer: $18k (1.5% below list) — sets the bar for market timing.
• Cap rate 42.6% vs local median 4.5% in Wynne — 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 54/100 on livability (#427 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, health & safety A; Watch: schools D, crime F, amenities F.
• Wynne School District (town): math 36% / reading 39% proficiency, ranked #96 of 238 in AR (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 99 active listings in the ZIP; 17 units permitted in Cross County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $124 of loan paydown is wiped out by about $540 of value loss. Plan a longer hold.
• Cross County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• 3 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 $17,730 (1.5% 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
4. 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?
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: 4.63% ✓
• Cap rate: 42.65%
• Cash-on-cash: 129.83%
• DSCR: 6.78
• GRM: 1.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 7.31×
• Total profit: $31,818
• Equity at exit: $2,684

10-year hold

• IRR: —
• Equity multiple: 15.37×
• Total profit: $72,449
• Equity at exit: $1,556

Cash invested: $5,040 (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 72396

• Home prices YoY: -17.6%
• Active inventory: 99
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $833 medium
• Mortgage (P&I): −$94
• Tax from tax record: −$11 /mo · $134/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $545

Break-even live

Break-even rent $143

Max offer price $18,000

Occupancy floor 30%

Sensitivity live

Price	-10% $555	-5% $550	+0% $545	+5% $540	+10% $535
Rent	-10% $479	-5% $512	+0% $545	+5% $578	+10% $611
Rate	-1.0pp $554	-0.5pp $550	base $545	+0.5pp $541	+1.0pp $536

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: $4,500
• Closing costs: $540
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $18,000 Active 19 DOM
2. 2026-06-18
   days on market $18,000 Active 18 DOM
3. 2026-06-17
   days on market $18,000 Active 17 DOM
4. 2026-06-16
   days on market $18,000 Active 16 DOM
5. 2026-06-15
   days on market $18,000 Active 15 DOM
6. 2026-06-14
   days on market $18,000 Active 13 DOM
7. 2026-06-12
   days on market $18,000 Active 12 DOM
8. 2026-06-09
   days on market $18,000 Active 9 DOM
9. 2026-06-08
   days on market $18,000 Active 8 DOM
10. 2026-06-07
    statusdays on market $18,000 Active 7 DOM
11. 2026-06-07
    days on market $18,000 New Listing 6 DOM
12. 2026-06-04
    days on market $18,000 New Listing 3 DOM
13. 2026-06-02
    days on market $18,000 New Listing 2 DOM
14. 2026-06-01
    remarks 89-char remark

    Show marketing remark (89 chars)

    Investors take notice! 2 Bedroom 1 bath mobile home currently rented for $300.00 a month.

15. 2026-06-01
    listed $18,000 New Listing 1 DOM

    Show marketing remark (89 chars)

    Investors take notice! 2 Bedroom 1 bath mobile home currently rented for $300.00 a month.

ⓘ 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: $134 · $11/mo
• Projected year-2 tax: $134 · $11/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $10,000
• − Mortgage interest: −$1,008
• − Property taxes: −$134
• − Insurance: −$90
• − Repairs & maintenance: −$800
• − Management: −$800
• − Depreciation: −$524
• Taxable income: $6,644
• Est. tax owed @ 24.0%: −$1,595
• After-tax cash flow: $4,949/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: Wynne School District
• NCES district ID: 0514430
• Math proficiency: 36% ▼ -8.00%
• Reading proficiency: 39% ▼ -7.00%
• Median HH income: $40,508
• Composite: 31.51/100
• National rank: #5970
• State rank: #96 of 238 in AR

Livability — Wynne

• Score: 54/100
• State rank: #427
• US rank: #24166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wynne, AR
• Population (ZIP): 12,854

Population outlook (Cross County) Hauer SSP2

• Today (2025): 16,293 people
• By 2030: 15,636 · -4.0%
• By 2040: 14,312 · -12.2%
• By 2050: 13,050 · -19.9%
• By 2075: 10,362 · -36.4%
• By 2100: 7,873 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 20% Two or more races 9% Hispanic / Latino 3%
• Common ancestry: Italian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 2%
• Languages at home: 97% English-only · Arabic 2% Spanish 1%

Political lean MEDSL · Cross

• 2024 margin: Solid R (+47.6) · D 25.1% · R 72.7% · Other 2.1%
• 2008→2024 swing: -22.2pp toward R · 2008: -25.4pp · 2024: -47.6pp
• All cycles: 2024: R+47.6 2020: R+45.7 2016: R+37.8 2012: R+29.8 2008: R+25.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.26%
• Current HPI: 184.1112
• 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

-55.0% since first listed

4 events — show timeline

• 2026-06-01 Listed $18,000 NEABOR MLS
• 2026-06-01 Listed $18,000 EARA
• 2026-05-31 Listed $18,000 CARMLS
• 1994-09-19 Sold (Public Records) $40,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $134 · +9.3% YoY. Source: county tax records.