000 Highway 63 · Mammoth Spring, AR 72554

$115,000

2 bd · 1.5 ba · 2,128 sqft · MultiFamily · 23 Days on market

Built 2003 Fair condition 1.77 ac lot ↓ 34% since listing

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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 +14.3/30.0
• Appreciation +8.5/10.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

5.25 +/- Acres with 200 +/- ft of US 63 frontage, community water available and approximately 1/4 of a mile from Spring River public access points! Property has nice large timber, several build sites and sits along US highway as well as gravel road access on the back side of property. Owner will consider owner financing with acceptable terms. Call today for more information!

Key facts

• Highway frontage
• Excellent visibility
• Flexible layout

Tags

• HIGHWAY FRONTAGE
• EXCELLENT VISIBILITY
• FLEXIBLE LAYOUT
• MIXED-USE SETUP
• STRONG DAILY TRAFFIC EXPOSURE

Property features AI

Exterior

• Utilities: Public water; Public sewer; Propane
• Home design: Single-family residence; One level
• Construction: Wood siding and concrete construction; Asphalt roof; Finished partial basement; Basement present
• Exterior features: Front porch; Cleared lot; Has a view; Asphalt and gravel road access; Highway frontage

Interior

• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Propane heating; Central air conditioning; Has heating and cooling
• Interior features: High-speed internet available; Laminate countertops; Insulated double-pane windows
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath multifamily listed at $115k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $20 ($244/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 $103k (10.3% below list).
• Recommended offer: $103k (10.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.8% in Mammoth Spring — 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 77/100 on livability (#7 in AR, #2,817 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Mammoth Spring School District (town): math 31% / reading 39% proficiency, ranked #126 of 238 in AR (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mammoth Spring Elem. School (math 42% / reading 37%, grade F, #206 of 454 statewide, top 48%, 285 students, 100% FRL); Mammoth Spring High School (math 22% / reading 37%, grade F, #142 of 292 statewide, top 53%, 223 students, 100% FRL) — zoned schools average 100% FRL vs 55% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 88 active listings in the ZIP.

Forward outlook

• In year one you build about $9k of equity ($795 loan paydown + $8k 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 $32k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y 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.

Recommended offer $103,170 (10.3% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.90% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.76%
• DSCR: 1.03
• GRM: 9.3

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: 18.2%
• Equity multiple: 2.28×
• Total profit: $41,137
• Equity at exit: $79,342

10-year hold

• IRR: 17.5%
• Equity multiple: 4.69×
• Total profit: $118,668
• Equity at exit: $150,397

Cash invested: $32,200 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,032 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $20

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 93%

Sensitivity live

Price	-10% $100	-5% $60	+0% $20	+5% $-19	+10% $-59
Rent	-10% $-61	-5% $-20	+0% $20	+5% $61	+10% $102
Rate	-1.0pp $78	-0.5pp $50	base $20	+0.5pp $-9	+1.0pp $-40

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $115,000 Active 23 DOM
2. 2026-06-19
   days on market $115,000 Active 21 DOM
3. 2026-06-18
   days on market $115,000 Active 20 DOM
4. 2026-06-17
   days on market $115,000 Active 19 DOM
5. 2026-06-16
   days on market $115,000 Active 18 DOM
6. 2026-06-15
   days on market $115,000 Active 17 DOM
7. 2026-06-14
   days on market $115,000 Active 15 DOM
8. 2026-06-12
   days on market $115,000 Active 14 DOM
9. 2026-06-09
   days on market $115,000 Active 11 DOM
10. 2026-06-08
    days on market $115,000 Active 10 DOM
11. 2026-06-07
    days on market $115,000 Active 9 DOM
12. 2026-06-07
    days on market $115,000 Active 8 DOM
13. 2026-06-04
    days on market $115,000 Active 5 DOM
14. 2026-06-02
    days on market $115,000 Active 4 DOM
15. 2026-06-01
    days on market $115,000 Active 3 DOM
16. 2026-05-31
    days on market $115,000 Active 2 DOM
17. 2026-05-28
    listed $115,000 Active
18. 2025-12-31
    listed $29,900 Active 377-char remark

    Show marketing remark (377 chars)

    5.25 +/- Acres with 200 +/- ft of US 63 frontage, community water available and approximately 1/4 of a mile from Spring River public access points! Property has nice large timber, several build sites and sits along US highway as well as gravel road access on the back side of property. Owner will consider owner financing with acceptable terms. Call today for more information!

19. 2025-12-01
    listed $22,500 Active
20. 2025-05-26
    listed $26,500 Active
21. 2023-07-10
    soldstatus Closed
22. 2023-06-22
    status Pending
23. 2023-04-03
    price $25,000
24. 2022-11-23
    listed $32,000 Active
25. 2022-04-13
    soldstatus
26. 2021-09-30
    listed $12,500
27. 2021-06-22
    soldstatus
28. 2021-05-19
    listed $13,500
29. 2018-04-28
    listed $175,000

ⓘ 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: $12,380
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$3,345
• Taxable loss: −$1,688
• Est. tax savings @ 24.0%: +$405
• After-tax cash flow: $649/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This property requires moderate repairs and maintenance to improve its condition and value. Painting the exterior and landscaping can significantly enhance its curb appeal, while updates to the kitchen and HVAC can boost both resale and rental potential.

Repairs flagged

• Moderate Kitchen cabinets — Worn condition
• Moderate Bathtub and fixtures — Signs of wear
• Moderate HVAC unit — Appears old and may need maintenance

Value-add opportunities

• Resale Painting exterior — Fresh paint can enhance curb appeal and property value.
• Resale Landscaping — Well-maintained landscaping can improve curb appeal and attract potential buyers.
• Both HVAC maintenance — Fresh HVAC can improve comfort and energy efficiency, benefiting both resale and rental value.
• Both Kitchen and bath updates — Fresh cabinets and fixtures can improve functionality and aesthetics, benefiting both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn condition	Moderate	$3,000–15,000
Bathtub and fixtures · Signs of wear	Moderate	$3,000–15,000
HVAC unit · Appears old and may need maintenance	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Resale Painting exterior — Fresh paint can enhance curb appeal and property value. ↑
• Resale Landscaping — Well-maintained landscaping can improve curb appeal and attract potential buyers. ↑
• Both HVAC maintenance — Fresh HVAC can improve comfort and energy efficiency, benefiting both resale and rental value. ↑
• Both Kitchen and bath updates — Fresh cabinets and fixtures can improve functionality and aesthetics, benefiting both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Mammoth Spring School District
• NCES district ID: 0509270
• Math proficiency: 31% ▼ -24.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $32,157
• Composite: 28.62/100
• National rank: #6709
• State rank: #126 of 238 in AR

Livability — Mammoth Spring

• Score: 77/100
• State rank: #7
• US rank: #2817

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mammoth Spring, AR
• 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

-34.3% since first listed

13 events — show timeline

• 2026-05-28 Listed $115,000 SOMO
• 2025-12-31 Listed $29,900 SOMO
• 2025-12-01 Listed $22,500 SOMO
• 2025-05-26 Listed $26,500 SOMO
• 2023-07-10 Sold (MLS) — SOMO
• 2023-06-22 Pending — SOMO
• 2023-04-03 Price Changed $25,000 SOMO
• 2022-11-23 Listed $32,000 SOMO
• 2022-04-13 Sold (MLS) — SOMO
• 2021-09-30 Listed $12,500 SOMO
• 2021-06-22 Sold (MLS) — SOMO
• 2021-05-19 Listed $13,500 SOMO
• 2018-04-28 Listed $175,000 NEABOR MLS