295 Black Oak Rd · Mammoth Spring, AR 72554

$60,000

1 bd · 1.0 ba · 924 sqft · Manufactured public records · 27 Days on market

Built 1960 5.00 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Appreciation +8.5/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Unrestricted 5-Acre Retreat Near the Spring River! ?Escape to the Ozarks! Nestled just outside Mammoth Spring, this 5-acre property offers the perfect blend of mature shade trees, open space, and ultimate freedom. With no restrictions, the possibilities here are truly endless--whether you want to build your dream home, pull in an RV, start a hobby farm, or simply enjoy a private weekend getaway. Whether you're looking for a fixer-upper, the mobile home on the property will need significant repairs and updates to be made livable, but it provides a solid starting point or could serve as a great project or temporary structure or a beautiful piece of land to start fresh, this property is a rare

Key facts

• Open space
• 5 acre retreat
• Mature shade trees

Tags

• 5 ACRE RETREAT
• MATURE SHADE TREES
• OPEN SPACE
• PRIVATE WEEKEND GETAWAY

Property features AI

Finance

• Financial info: Cash purchase accepted; In-house financing available

Exterior

• Parking: Space for 4+ cars
• Utilities: Private well; Septic system; Electric service via co-op; Propane/Butane gas
• Home design: Mobile home; Located on 5 acres
• Construction: Metal/vinyl siding; Crawl space foundation
• Exterior features: Metal roof; Gravel road access; Sloped lot

Interior

• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard electric heat
• Interior features: Tile floors; Paneling on walls/ceilings
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($870 rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 2.9% 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: schools C-, employment C-, amenities 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.
• Market conditions: 88 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($415 loan paydown + $4k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $29k; list at $60k implies a 107% gain — meaningful room to come down on a strong offer.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.45% ✓
• Cap rate: 13.01%
• Cash-on-cash: 24.01%
• DSCR: 2.07
• GRM: 5.7

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: 37.2%
• Equity multiple: 3.51×
• Total profit: $42,160
• Equity at exit: $41,396

10-year hold

• IRR: 33.9%
• Equity multiple: 7.34×
• Total profit: $106,493
• Equity at exit: $78,468

Cash invested: $16,800 (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: 5.7×

Monthly cashflow live

• Estimated rent: $870 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$11 /mo · $135/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $336

Break-even live

Break-even rent $444

Max offer price $60,000

Occupancy floor 56%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $60,000 Active 27 DOM
2. 2026-06-18
   days on market $60,000 Active 26 DOM
3. 2026-06-17
   days on market $60,000 Active 25 DOM
4. 2026-06-16
   days on market $60,000 Active 24 DOM
5. 2026-06-15
   days on market $60,000 Active 23 DOM
6. 2026-06-14
   days on market $60,000 Active 21 DOM
7. 2026-06-12
   days on market $60,000 Active 20 DOM
8. 2026-06-09
   days on market $60,000 Active 17 DOM
9. 2026-06-08
   days on market $60,000 Active 16 DOM
10. 2026-06-07
    days on market $60,000 Active 15 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    days on market $60,000 Active 14 DOM
13. 2026-06-04
    days on market $60,000 Active 11 DOM
14. 2026-06-02
    days on market $60,000 Active 10 DOM
15. 2026-06-01
    days on market $60,000 Active 9 DOM
16. 2026-05-31
    days on market $60,000 Active 8 DOM
17. 2026-05-31
    statusdays on market $60,000 Active 7 DOM
18. 2026-05-23
    listed $60,000 New Listing
19. 2007-03-26
    soldstatus $29,000

ⓘ 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: $135 · $11/mo
• Projected year-2 tax: $384 · $32/mo
• Expected delta: +$249/yr (+$21/mo · 184.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $10,435
• − Mortgage interest: −$3,361
• − Property taxes: −$135
• − Insurance: −$300
• − Repairs & maintenance: −$835
• − Management: −$835
• − Depreciation: −$1,745
• Taxable income: $3,224
• Est. tax owed @ 24.0%: −$774
• After-tax cash flow: $3,259/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: 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

• 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

+106.9% since first listed

2 events — show timeline

• 2026-05-23 Listed $60,000 CARMLS
• 2007-03-26 Sold (Public Records) $29,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $135 · +0.0% YoY. Source: county tax records.