633 Hwy 289 S · Salem, AR 72576

$130,000

3 bd · 2.0 ba · 1,792 sqft · Manufactured · 314 Days on market

Built 1995 4.00 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 +12.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• Schools +4.5/10.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

COUNTRY HOME AND ACREAGE FOR SALE NEAR SALEM ARKANSAS The 3 bedroom 2 bath mfg. home has approx. 1,792 sq. ft. of living area. The home has carpet and vinyl flooring, range, refrig. , 2 gas wall heaters, window a/c, gas log fireplace. Also includes a large wood deck on the front of the home. It has rural water and private septic system. Great view from the front of the house. Small storage building. The house sits on 4 acres with highway frontage. Some repairs are needed. House being sold "AS IS". Most of the property is open with a small fenced in area for a few animals. Plenty of space for your garden. Lake Norfork, Spring River and the world famous White River are 30-45 minutes away. Real estate taxes last year were $351. Make your move to the Ozarks and enjoy all this property has to offer.

Key facts

• Space for garden
• Highway frontage
• Large wood deck

Tags

• LARGE WOOD DECK
• GAS LOG FIREPLACE
• PRIVATE SEPTIC SYSTEM
• HIGHWAY FRONTAGE
• SMALL FENCED AREA
• SPACE FOR GARDEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $-10 ($-120/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (13.5% below list).
• Recommended offer: $112k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.2% in Salem — 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 65/100 on livability (#148 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: amenities F, commute F, employment F.
• Salem School District (rural): math 53% / reading 55% proficiency, ranked #10 of 238 in AR (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Salem Elementary School (math 59% / reading 54%, grade C+, #57 of 454 statewide, top 13%, 451 students, 66% FRL); Salem High School (math 48% / reading 55%, grade D+, #13 of 292 statewide, top 4%, 425 students, 56% FRL).
• Market conditions: 39 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($899 loan paydown + $3k appreciation (2.4% local appreciation)).
• Fulton County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 314 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $130k implies a 189% gain — meaningful room to come down on a strong offer.

Recommended offer $112,460 (13.5% 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 314 days. Have you received any prior offers? Is the seller open to a 13% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.87% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.33%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.29×
• Total profit: $10,691
• Equity at exit: $53,824

10-year hold

• IRR: 8.7%
• Equity multiple: 2.22×
• Total profit: $44,549
• Equity at exit: $79,514

Cash invested: $36,400 (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 72576

• Home prices YoY: 1.3%
• Active inventory: 39
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,125 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $-10

Break-even live

Break-even rent $1,137

Max offer price $128,559

Occupancy floor 96%

Sensitivity live

Price	-10% $80	-5% $35	+0% $-10	+5% $-55	+10% $-100
Rent	-10% $-99	-5% $-54	+0% $-10	+5% $34	+10% $79
Rate	-1.0pp $56	-0.5pp $23	base $-10	+0.5pp $-44	+1.0pp $-78

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $130,000 Active 314 DOM
2. 2026-06-19
   days on market $130,000 Active 312 DOM
3. 2026-06-18
   days on market $130,000 Active 311 DOM
4. 2026-06-17
   days on market $130,000 Active 310 DOM
5. 2026-06-16
   days on market $130,000 Active 309 DOM
6. 2026-06-15
   days on market $130,000 Active 308 DOM
7. 2026-06-14
   days on market $130,000 Active 306 DOM
8. 2026-06-12
   days on market $130,000 Active 305 DOM
9. 2026-06-09
   days on market $130,000 Active 302 DOM
10. 2026-06-08
    days on market $130,000 Active 301 DOM
11. 2026-06-07
    days on market $130,000 Active 300 DOM
12. 2026-06-07
    days on market $130,000 Active 299 DOM
13. 2026-06-04
    days on market $130,000 Active 296 DOM
14. 2026-06-02
    days on market $130,000 Active 295 DOM
15. 2026-06-01
    days on market $130,000 Active 294 DOM
16. 2026-05-31
    days on market $130,000 Active 293 DOM
17. 2026-05-31
    days on market $130,000 Active 292 DOM
18. 2025-11-27
    price $130,000 816-char remark

    Show marketing remark (816 chars)

    COUNTRY HOME AND ACREAGE FOR SALE NEAR SALEM ARKANSAS The 3 bedroom 2 bath mfg. home has approx. 1,792 sq. ft. of living area. The home has carpet and vinyl flooring, range, refrig. , 2 gas wall heaters, window a/c, gas log fireplace. Also includes a large wood deck on the front of the home. It has rural water and private septic system. Great view from the front of the house. Small storage building. The house sits on 4 acres with highway frontage. Some repairs are needed. House being sold "AS IS". Most of the property is open with a small fenced in area for a few animals. Plenty of space for your garden. Lake Norfork, Spring River and the world famous White River are 30-45 minutes away. Real estate taxes last year were $351. Make your move to the Ozarks and enjoy all this property has to offer.

19. 2025-07-30
    listed $150,000 New Listing 816-char remark

    Show marketing remark (816 chars)

    COUNTRY HOME AND ACREAGE FOR SALE NEAR SALEM ARKANSAS The 3 bedroom 2 bath mfg. home has approx. 1,792 sq. ft. of living area. The home has carpet and vinyl flooring, range, refrig. , 2 gas wall heaters, window a/c, gas log fireplace. Also includes a large wood deck on the front of the home. It has rural water and private septic system. Great view from the front of the house. Small storage building. The house sits on 4 acres with highway frontage. Some repairs are needed. House being sold "AS IS". Most of the property is open with a small fenced in area for a few animals. Plenty of space for your garden. Lake Norfork, Spring River and the world famous White River are 30-45 minutes away. Real estate taxes last year were $351. Make your move to the Ozarks and enjoy all this property has to offer.

20. 2001-06-29
    soldstatus $45,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,495
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$3,782
• Taxable loss: −$2,328
• Est. tax savings @ 24.0%: +$559
• After-tax cash flow: $439/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: Salem School District
• NCES district ID: 0512090
• Math proficiency: 53% ▼ -11.00%
• Reading proficiency: 55% ▼ -9.00%
• Median HH income: $34,918
• Composite: 44.66/100
• National rank: #2766
• State rank: #10 of 238 in AR

Livability — Salem

• Score: 65/100
• State rank: #148
• US rank: #12757

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,748

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 11,739 people
• By 2030: 11,330 · -3.5%
• By 2040: 10,483 · -10.7%
• By 2050: 9,717 · -17.2%
• By 2075: 8,351 · -28.9%
• By 2100: 6,853 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid R (+62.1) · D 18.0% · R 80.1% · Other 1.9%
• 2008→2024 swing: -43.3pp toward R · 2008: -18.9pp · 2024: -62.1pp
• All cycles: 2024: R+62.1 2020: R+57.2 2016: R+50.7 2012: R+33.1 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.36%
• Current HPI: 187.7518
• 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

+188.9% since first listed

3 events — show timeline

• 2025-11-27 Price Changed $130,000 CARMLS
• 2025-07-30 Listed $150,000 CARMLS
• 2001-06-29 Sold (Public Records) $45,000 Public Records