7687 Ripley Route A · Maynard, AR 63935

$179,900

4 bd · 1.5 ba · 1,828 sqft · Other public records · 41 Days on market

Built 1980 6.00 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 +12.0/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +3.5/10.0
• Livability +2.8/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks

Country Living With Multi-Generational Potential on 6 Acres Bring your horses, start your garden, and enjoy peaceful country living with this versatile 6-acre property, fenced and cross-fenced pasture, and direct access from paved state highway A. The home offers approximately 1,828 square feet with 4 bedrooms and 1.5 baths. Inside, you’ll find a spacious family room, separate laundry room, central heat and air, and a durable 50-year metal roof. Major updates include an air conditioner that is only 6 years old and a well pump and holding tank replaced just 2 years ago. Outside, the acreage is already set up for country life with fenced pasture, a horse(not included) already enjoying t

Key facts

• Durable metal roof
• Updated mobile home
• Garden area

Tags

• MULTI-GENERATIONAL POTENTIAL
• FENCED PASTURE
• CROSS-FENCED PASTURE
• DURABLE METAL ROOF
• UPDATED MOBILE HOME
• GARDEN AREA

Property features AI

Finance

• Financial info: $559 annual tax (2025)

Exterior

• Utilities: Well water; Septic tank; Electricity (220 volts); Propane available; Phone connected; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residential; One level
• Construction: Shake siding
• Exterior features: Adjoins open ground; Farm frontage; Few trees; Level ground; Pasture

Interior

• Bedrooms: Four bedrooms on the main level
• Bathrooms: One full bathroom and one half bathroom on the main level (2 total)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Gas fireplace (1)

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $180k.

Deal economics

• At list price, monthly cash flow is $-44 ($-525/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (28.1% below list).
• Recommended offer: $129k (28.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#414 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: health & safety C-, crime F, amenities F.
• Doniphan R-I (rural): math 27% / reading 39% proficiency, ranked #254 of 324 in MO (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Doniphan Elem. (378 students, 99% FRL); Doniphan Middle (math 15% / reading 33%, grade F, #326 of 391 statewide, top 84%, 361 students, 99% FRL); Doniphan High (math 54% / reading 57%, grade C, #61 of 521 statewide, top 12%, 476 students, 99% FRL) — zoned schools average 99% FRL vs 63% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (5.1% local appreciation)).
• Ripley County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.1% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

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 $129,268 (28.1% 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 41 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.72% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.04%
• DSCR: 0.95
• GRM: 11.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.3%
• Equity multiple: 1.79×
• Total profit: $40,028
• Equity at exit: $103,476

10-year hold

• IRR: 13.3%
• Equity multiple: 3.43×
• Total profit: $122,612
• Equity at exit: $179,864

Cash invested: $50,372 (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 63935

• Home prices YoY: 4.4%
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,293 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$47 /mo · $559/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $-44

Break-even live

Break-even rent $1,348

Max offer price $172,178

Occupancy floor 98%

Sensitivity live

Price	-10% $58	-5% $7	+0% $-44	+5% $-95	+10% $-146
Rent	-10% $-146	-5% $-95	+0% $-44	+5% $7	+10% $58
Rate	-1.0pp $47	-0.5pp $2	base $-44	+0.5pp $-90	+1.0pp $-138

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $179,900 Active 41 DOM
2. 2026-06-21
   days on market $179,900 Active 40 DOM
3. 2026-06-21
   days on market $179,900 Active 39 DOM
4. 2026-06-18
   days on market $179,900 Active 37 DOM
5. 2026-06-17
   days on market $179,900 Active 36 DOM
6. 2026-06-16
   days on market $179,900 Active 35 DOM
7. 2026-06-15
   days on market $179,900 Active 34 DOM
8. 2026-06-13
   days on market $179,900 Active 32 DOM
9. 2026-06-12
   days on market $179,900 Active 31 DOM
10. 2026-06-09
    days on market $179,900 Active 28 DOM
11. 2026-06-08
    days on market $179,900 Active 27 DOM
12. 2026-06-07
    days on market $179,900 Active 26 DOM
13. 2026-06-07
    days on market $179,900 Active 25 DOM
14. 2026-06-04
    days on market $179,900 Active 22 DOM
15. 2026-06-02
    days on market $179,900 Active 21 DOM
16. 2026-06-01
    days on market $179,900 Active 20 DOM
17. 2026-05-31
    days on market $179,900 Active 19 DOM
18. 2026-05-12
    listed $179,900 Active 986-char remark

ⓘ 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: $559 · $47/mo
• Projected year-2 tax: $1,151 · $96/mo
• Expected delta: +$593/yr (+$49/mo · 106.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $15,512
• − Mortgage interest: −$10,077
• − Property taxes: −$559
• − Insurance: −$900
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$5,233
• Taxable loss: −$3,739
• Est. tax savings @ 24.0%: +$897
• After-tax cash flow: $373/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: Doniphan R-I
• NCES district ID: 2910920
• Math proficiency: 27% ▼ -3.00%
• Reading proficiency: 39% ▼ -1.00%
• Median HH income: $31,818
• Composite: 26.91/100
• National rank: #7085
• State rank: #254 of 324 in MO

Livability — Maynard

• Score: 55/100
• State rank: #414
• US rank: #23648

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,017

Population outlook (Ripley County) Hauer SSP2

• Today (2025): 13,011 people
• By 2030: 12,515 · -3.8%
• By 2040: 11,512 · -11.5%
• By 2050: 10,427 · -19.9%
• By 2075: 7,833 · -39.8%
• By 2100: 5,692 · -56.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Romanian 3% Slovak 3% Serbian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Ripley

• 2024 margin: Solid R (+73.0) · D 13.2% · R 86.2%
• 2008→2024 swing: -43.0pp toward R · 2008: -30.1pp · 2024: -73.0pp
• All cycles: 2024: R+73.0 2020: R+70.1 2016: R+66.9 2012: R+44.6 2008: R+30.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.14%
• Current HPI: 122.3339
• 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

1 event — show timeline

• 2026-05-12 Listed $179,900 MARIS as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2025): $559 · +3.8% YoY. Source: county tax records.