128 Brook Grove Trl · Salem, AR 72554

$127,000

4 bd · 1.0 ba · 1,512 sqft · Manufactured · 116 Days on market

Built 1980 15 ac lot

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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 +18.2/30.0
• Appreciation +8.5/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

15 acres m/l!!!! Land lays great and flat. Very private location with little to no traffic. Property is about 1/2 wooded and 1/2 freshly mowed field. Perfect spot for a homesteader or to build your dream home. This property is situated perfectly between Mammoth Spring and Salem. Property is fenced completely and already has an established garden area that is high fenced to keep the deer out. The trailer was recently replumbed with pex water lines and new drain lines. Working well to support the livestock. There are 2 beds and 1 full bath in the trailer as well as the addition that has 2 more bedrooms and an additional living area. Trailer does need some tlc but could make a great home or deer camp. Seller installed a new storm cellar earlier this Spring. There is an abundance of wildlife in the area. Next fiberoptic internet is already in place. The portable carport will remain with the property. Sold as-is

Key facts

• 15 acres
• Recently replumbed
• Old chicken coup

Tags

• 15 ACRES
• ESTABLISHED GARDEN AREA
• HIGH FENCED
• OLD CHICKEN COUP
• PEN AREA
• RECENTLY REPLUMBED

Property features AI

Finance

• Other: Approximately 15 acres
• Financial info: Financing available: conventional loan or cash

Exterior

• Parking: Space for 4+ cars
• Utilities: Septic system; Private well; Electric service from co-op
• Home design: Mobile / manufactured home (non-permanent/transportable)
• Construction: Metal roof; Crawl space foundation
• Exterior features: Metal/Vinyl siding and Masonite exterior; Level lot; Gravel road access

Interior

• Kitchen: Gas range; Refrigerator stays
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Window units
• Interior features: Wood and vinyl floors; Wood-burning stove

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath manufactured listed at $127k.

Deal economics

• At list price, monthly cash flow is $115 ($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 $126k (1.1% below list).
• Recommended offer: $116k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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+, schools B; 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.
• Market conditions: 88 active listings in the ZIP.

Forward outlook

• In year one you build about $10k of equity ($878 loan paydown + $9k appreciation (7.0% 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 (7.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• 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 116 days — a 9% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago 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.
• Current owner paid $70k; list at $127k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,570 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.99% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.88%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 2.44×
• Total profit: $51,324
• Equity at exit: $87,621

10-year hold

• IRR: 19.5%
• Equity multiple: 5.04×
• Total profit: $143,779
• Equity at exit: $166,091

Cash invested: $35,560 (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 72554

• Home prices YoY: 3.3%
• Active inventory: 88
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,256 medium
• Mortgage (P&I): −$666
• Tax est. 1.5%: −$159 /mo · $1,905/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $115

Break-even live

Break-even rent $1,111

Max offer price $127,000

Occupancy floor 86%

Sensitivity live

Price	-10% $203	-5% $159	+0% $115	+5% $71	+10% $27
Rent	-10% $16	-5% $65	+0% $115	+5% $165	+10% $214
Rate	-1.0pp $179	-0.5pp $147	base $115	+0.5pp $82	+1.0pp $49

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-23
   historical Active Under Contract 920-char remark

   Show marketing remark (920 chars)

   15 acres m/l!!!! Land lays great and flat. Very private location with little to no traffic. Property is about 1/2 wooded and 1/2 freshly mowed field. Perfect spot for a homesteader or to build your dream home. This property is situated perfectly between Mammoth Spring and Salem. Property is fenced completely and already has an established garden area that is high fenced to keep the deer out. The trailer was recently replumbed with pex water lines and new drain lines. Working well to support the livestock. There are 2 beds and 1 full bath in the trailer as well as the addition that has 2 more bedrooms and an additional living area. Trailer does need some tlc but could make a great home or deer camp. Seller installed a new storm cellar earlier this Spring. There is an abundance of wildlife in the area. Next fiberoptic internet is already in place. The portable carport will remain with the property. Sold as-is

2. 2026-04-23
   status Under Contract

   Show marketing remark (920 chars)

   15 acres m/l!!!! Land lays great and flat. Very private location with little to no traffic. Property is about 1/2 wooded and 1/2 freshly mowed field. Perfect spot for a homesteader or to build your dream home. This property is situated perfectly between Mammoth Spring and Salem. Property is fenced completely and already has an established garden area that is high fenced to keep the deer out. The trailer was recently replumbed with pex water lines and new drain lines. Working well to support the livestock. There are 2 beds and 1 full bath in the trailer as well as the addition that has 2 more bedrooms and an additional living area. Trailer does need some tlc but could make a great home or deer camp. Seller installed a new storm cellar earlier this Spring. There is an abundance of wildlife in the area. Next fiberoptic internet is already in place. The portable carport will remain with the property. Sold as-is

3. 2026-03-22
   status Active 920-char remark

   Show marketing remark (920 chars)

   15 acres m/l!!!! Land lays great and flat. Very private location with little to no traffic. Property is about 1/2 wooded and 1/2 freshly mowed field. Perfect spot for a homesteader or to build your dream home. This property is situated perfectly between Mammoth Spring and Salem. Property is fenced completely and already has an established garden area that is high fenced to keep the deer out. The trailer was recently replumbed with pex water lines and new drain lines. Working well to support the livestock. There are 2 beds and 1 full bath in the trailer as well as the addition that has 2 more bedrooms and an additional living area. Trailer does need some tlc but could make a great home or deer camp. Seller installed a new storm cellar earlier this Spring. There is an abundance of wildlife in the area. Next fiberoptic internet is already in place. The portable carport will remain with the property. Sold as-is

4. 2026-03-22
   status Back on Market

   Show marketing remark (920 chars)

   15 acres m/l!!!! Land lays great and flat. Very private location with little to no traffic. Property is about 1/2 wooded and 1/2 freshly mowed field. Perfect spot for a homesteader or to build your dream home. This property is situated perfectly between Mammoth Spring and Salem. Property is fenced completely and already has an established garden area that is high fenced to keep the deer out. The trailer was recently replumbed with pex water lines and new drain lines. Working well to support the livestock. There are 2 beds and 1 full bath in the trailer as well as the addition that has 2 more bedrooms and an additional living area. Trailer does need some tlc but could make a great home or deer camp. Seller installed a new storm cellar earlier this Spring. There is an abundance of wildlife in the area. Next fiberoptic internet is already in place. The portable carport will remain with the property. Sold as-is

5. 2025-11-10
   historical
6. 2025-09-19
   price $127,000
7. 2025-09-18
   listed $127,000 Active 920-char remark

   Show marketing remark (920 chars)

   15 acres m/l!!!! Land lays great and flat. Very private location with little to no traffic. Property is about 1/2 wooded and 1/2 freshly mowed field. Perfect spot for a homesteader or to build your dream home. This property is situated perfectly between Mammoth Spring and Salem. Property is fenced completely and already has an established garden area that is high fenced to keep the deer out. The trailer was recently replumbed with pex water lines and new drain lines. Working well to support the livestock. There are 2 beds and 1 full bath in the trailer as well as the addition that has 2 more bedrooms and an additional living area. Trailer does need some tlc but could make a great home or deer camp. Seller installed a new storm cellar earlier this Spring. There is an abundance of wildlife in the area. Next fiberoptic internet is already in place. The portable carport will remain with the property. Sold as-is

8. 2025-08-18
   listed $135,000 New Listing
9. 2023-12-30
   soldstatus Closed 556-char remark

   Show marketing remark (556 chars)

   COUNTRY/HOME/ACREAGE 15 acres hilltop setting with 4 acres open, 11 acres in various hardwoods, partial fencing some new, electric and drilled well. Comes with 1500 sq ft manufacture home with addition, 7-rooms, 4-bedrooms, 1 bath, heated by wood stove. Home sets on a good level hilltop area, some would be suitable for pasture, balance ideal for hunting and firewood. Located on dead end road just off main county road. Has chicken and rabbit pens, fenced in garden that owners canned a lot of produce this past season. For a fast sale offered @ $74,900.

10. 2023-12-29
    soldstatus $70,000
11. 2023-12-16
    status Pending 556-char remark

    Show marketing remark (556 chars)

    COUNTRY/HOME/ACREAGE 15 acres hilltop setting with 4 acres open, 11 acres in various hardwoods, partial fencing some new, electric and drilled well. Comes with 1500 sq ft manufacture home with addition, 7-rooms, 4-bedrooms, 1 bath, heated by wood stove. Home sets on a good level hilltop area, some would be suitable for pasture, balance ideal for hunting and firewood. Located on dead end road just off main county road. Has chicken and rabbit pens, fenced in garden that owners canned a lot of produce this past season. For a fast sale offered @ $74,900.

12. 2023-12-15
    listed $74,900 Active 556-char remark

    Show marketing remark (556 chars)

    COUNTRY/HOME/ACREAGE 15 acres hilltop setting with 4 acres open, 11 acres in various hardwoods, partial fencing some new, electric and drilled well. Comes with 1500 sq ft manufacture home with addition, 7-rooms, 4-bedrooms, 1 bath, heated by wood stove. Home sets on a good level hilltop area, some would be suitable for pasture, balance ideal for hunting and firewood. Located on dead end road just off main county road. Has chicken and rabbit pens, fenced in garden that owners canned a lot of produce this past season. For a fast sale offered @ $74,900.

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $15,078
• − Mortgage interest: −$7,114
• − Property taxes: −$1,905
• − Insurance: −$635
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$3,695
• Taxable loss: −$683
• Est. tax savings @ 24.0%: +$164
• After-tax cash flow: $1,543/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): 2,749

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 (95%)
• Race & ethnicity: White 95% Two or more races 5%
• Common ancestry: Slovak 2% Serbian 1% Romanian 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: ▲ 6.95%
• Current HPI: 219.211
• 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

+69.6% since first listed

12 events — show timeline

• 2026-04-23 Contingent — MHMLS
• 2026-04-23 Pending — CARMLS
• 2026-03-22 Relisted — MHMLS
• 2026-03-22 Relisted — CARMLS
• 2025-11-10 Listing Removed — CARMLS
• 2025-09-19 Price Changed $127,000 CARMLS
• 2025-09-18 Listed $127,000 MHMLS
• 2025-08-18 Listed $135,000 CARMLS
• 2023-12-30 Sold (MLS) — SOMO
• 2023-12-29 Sold (Public Records) $70,000 Public Records
• 2023-12-16 Pending — SOMO
• 2023-12-15 Listed $74,900 SOMO

Property tax history

+18.7%/yr

Latest (2025): $138 · +25.6% YoY. Source: county tax records.