624 W Powell St · Magazine, AR 72943

$100,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 542 Days on market

Built 2002 0.55 ac lot

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Why this score? — see what drove the B- 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 +27.9/30.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Appreciation +5.7/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This property situated in a reasonably private area on a large lot with 3 out-buildings, is move-in ready. 3 bdrm-2bath with open kitchen, living space and eating area. Refrigerator and range convey with property.

Key facts

• 0.55 acre lot
• Built 2002
• Listed 542 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#206 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Magazine School District (rural): math 30% / reading 31% proficiency, ranked #151 of 238 in AR (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 22 active listings in the ZIP; 11 units permitted in Logan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($691 loan paydown + $1k appreciation (1.4% local appreciation)).
• Logan County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 542 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $100k implies a 232% 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 542 days. Have you received any prior offers? Is the seller open to a 12% 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 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. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.25%
• DSCR: 1.59
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.0%
• Equity multiple: 1.83×
• Total profit: $23,307
• Equity at exit: $36,050

10-year hold

• IRR: 19.0%
• Equity multiple: 3.37×
• Total profit: $66,477
• Equity at exit: $49,421

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 72943

• Home prices YoY: 0.9%
• Active inventory: 22
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,133 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$20 /mo · $236/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $309

Break-even live

Break-even rent $741

Max offer price $100,000

Occupancy floor 68%

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 6 events

1. 2025-11-06
   price $100,000 213-char remark

   Show marketing remark (213 chars)

   This property situated in a reasonably private area on a large lot with 3 out-buildings, is move-in ready. 3 bdrm-2bath with open kitchen, living space and eating area. Refrigerator and range convey with property.

2. 2025-01-04
   price $105,000 213-char remark

   Show marketing remark (213 chars)

   This property situated in a reasonably private area on a large lot with 3 out-buildings, is move-in ready. 3 bdrm-2bath with open kitchen, living space and eating area. Refrigerator and range convey with property.

3. 2024-11-26
   listed $115,000 Active 213-char remark

   Show marketing remark (213 chars)

   This property situated in a reasonably private area on a large lot with 3 out-buildings, is move-in ready. 3 bdrm-2bath with open kitchen, living space and eating area. Refrigerator and range convey with property.

4. 2020-05-15
   soldstatus $30,100
5. 2020-05-14
   soldstatus $30,100 281-char remark

   Show marketing remark (281 chars)

   SOLD!! 624 West Powell Street Magazine, AR. Beautiful Mobile home on . 55 acres m/l. , 3 bedrooms 2 bathrooms; Open living room and kitchen area with bar; Laundry room; 1248 sqft. m/l. ; 2 storage sheds; 2 car carport; Easement right off Hwy 10 to property. Listed Price $42,500.00

6. 2019-09-18
   listed $42,500 281-char remark

   Show marketing remark (281 chars)

   SOLD!! 624 West Powell Street Magazine, AR. Beautiful Mobile home on . 55 acres m/l. , 3 bedrooms 2 bathrooms; Open living room and kitchen area with bar; Laundry room; 1248 sqft. m/l. ; 2 storage sheds; 2 car carport; Easement right off Hwy 10 to property. Listed Price $42,500.00

ⓘ 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: $236 · $20/mo
• Projected year-2 tax: $640 · $53/mo
• Expected delta: +$404/yr (+$34/mo · 171.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥115°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $13,592
• − Mortgage interest: −$5,602
• − Property taxes: −$236
• − Insurance: −$500
• − Repairs & maintenance: −$1,087
• − Management: −$1,087
• − Depreciation: −$2,909
• Taxable income: $2,171
• Est. tax owed @ 24.0%: −$521
• After-tax cash flow: $3,188/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: Magazine School District
• NCES district ID: 0509150
• Math proficiency: 30% ▼ -12.00%
• Reading proficiency: 31% ▼ -7.00%
• Median HH income: $39,300
• Composite: 25.6/100
• National rank: #7414
• State rank: #151 of 238 in AR

Livability — Magazine

• Score: 62/100
• State rank: #206
• US rank: #16260

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: Magazine, AR
• Population (ZIP): 2,511

Population outlook (Logan County) Hauer SSP2

• Today (2025): 21,046 people
• By 2030: 20,537 · -2.4%
• By 2040: 19,443 · -7.6%
• By 2050: 18,220 · -13.4%
• By 2075: 16,164 · -23.2%
• By 2100: 14,858 · -29.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Asian 2% Hispanic / Latino 2% Black 2%
• Common ancestry: Iranian 3% Slovak 1% Italian 1%
• Foreign-born: 2%
• Languages at home: 97% English-only · Other Asian/Pacific 2% Spanish 0%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+62.2) · D 17.8% · R 80.0% · Other 2.1%
• 2008→2024 swing: -23.5pp toward R · 2008: -38.8pp · 2024: -62.2pp
• All cycles: 2024: R+62.2 2020: R+59.5 2016: R+51.4 2012: R+41.9 2008: R+38.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.36%
• Current HPI: 151.1399
• 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

+135.3% since first listed

6 events — show timeline

• 2025-11-06 Price Changed $100,000 WRVBOR
• 2025-01-04 Price Changed $105,000 WRVBOR
• 2024-11-26 Listed $115,000 WRVBOR
• 2020-05-15 Sold (Public Records) $30,100 Public Records
• 2020-05-14 Sold (MLS) $30,100 CARMLS
• 2019-09-18 Listed $42,500 CARMLS

Property tax history

+7.4%/yr

Latest (2025): $236 · +9.9% YoY. Source: county tax records.