15871 Lucas Bottoms Rd · Mansfield, AR 72927

$1

4 bd · 2.0 ba · 2,256 sqft · SingleFamily · 11 Days on market

Built 1965 2.30 ac lot ↓ 2% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Appreciation +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautiful completely remodeled home sitting high on the hill with stunning views! There are so many opportunities with this one of a kind property. Additional structures on the property is a guest apartment or could be used for a small grocery store or restaurant. On the opposite side of the road you have a 1900 square foot building that was a church for many years. This structure could be revamped into apartments, single family dwelling or an event venue. This property is in Scott County, Mansfield School District and is a Booneville address. Seller will install a Mini-Split heat and air unit in the home once it goes under contract.

Key facts

• Highway frontage
• Breathtaking views
• Pond

Tags

• POND
• MULTIPLE IMPROVEMENTS
• VERSATILE UTILITY BUILDING
• HIGHWAY FRONTAGE
• FLEX SPACE
• BREATHTAKING VIEWS

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Electricity available
• Home design: Single-family residence; One level
• Construction: Frame construction; Metal roof
• Exterior features: Front porch; Back yard fencing; Cleared, open lot with views; County road frontage

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Gas water heater
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling; Ceiling fans for cooling
• Interior features: Ceiling fans; Eat-in kitchen; Electric fireplace in the family room (1 fireplace)
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).

Location & tenants

• Location reads 61/100 on livability (#255 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment F.
• Mansfield School District (rural): math 37% / reading 34% proficiency, ranked #110 of 238 in AR (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mansfield Elementary School (math 37% / reading 32%, grade F, #254 of 454 statewide, top 59%, 302 students, 72% FRL); Mansfield Middle School (math 44% / reading 35%, grade F, #92 of 201 statewide, top 50%, 219 students, 73% FRL); Mansfield High School (math 27% / reading 32%, grade F, #142 of 292 statewide, top 53%, 254 students, 61% FRL) — zoned schools average 68% FRL vs 50% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 79 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $0 of loan paydown is wiped out by about $0 of value loss. Plan a longer hold.
• Scott County population projected at -42% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

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 $1

Questions for the listing agent

1. Built in 1965 — 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. 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?
4. 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?
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: 128550.00% ✓
• Cap rate: 1218652.00%
• Cash-on-cash: 4352306.10%
• DSCR: 193654.13
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 231070.26×
• Total profit: $64,699
• Equity at exit: $0

10-year hold

• IRR: —
• Equity multiple: 498943.62×
• Total profit: $139,704
• Equity at exit: $0

Cash invested: $0 (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 72927

• Home prices YoY: -2.1%
• Active inventory: 79

Monthly cashflow live

• Estimated rent: $1,286 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $1,016

Break-even live

Break-even rent —

Max offer price $1

Occupancy floor 16%

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $1 Active 11 DOM
2. 2026-06-18
   days on market $1 Active 10 DOM
3. 2026-06-17
   days on market $1 Active 9 DOM
4. 2026-06-16
   days on market $1 Active 8 DOM
5. 2026-06-15
   days on market $1 Active 7 DOM
6. 2026-06-14
   days on market $1 Active 5 DOM
7. 2026-06-12
   remarks 693-char remark
8. 2026-06-12
   listed $1 Active 4 DOM

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥113°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,426
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$1,234
• − Management: −$1,234
• − Depreciation: −$0
• Taxable income: $12,958
• Est. tax owed @ 24.0%: −$3,110
• After-tax cash flow: $9,077/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: Mansfield School District
• NCES district ID: 0509330
• Math proficiency: 37% ▼ -8.00%
• Reading proficiency: 34% ▼ -8.00%
• Median HH income: $46,056
• Composite: 30.41/100
• National rank: #6245
• State rank: #110 of 238 in AR

Livability — Mansfield

• Score: 61/100
• State rank: #255
• US rank: #18362

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,314

Population outlook (Scott County) Hauer SSP2

• Today (2025): 8,981 people
• By 2030: 8,188 · -8.8%
• By 2040: 6,675 · -25.7%
• By 2050: 5,228 · -41.8%
• By 2075: 2,745 · -69.4%
• By 2100: 1,302 · -85.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 9% Hispanic / Latino 5% Black 3%
• Common ancestry: Italian 2% Romanian 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Scott

• 2024 margin: Solid R (+73.5) · D 12.6% · R 86.1% · Other 1.4%
• 2008→2024 swing: -30.0pp toward R · 2008: -43.5pp · 2024: -73.5pp
• All cycles: 2024: R+73.5 2020: R+69.8 2016: R+62.0 2012: R+47.7 2008: R+43.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.71%
• Current HPI: 221.23
• 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

-2.3% since first listed

3 events — show timeline

• 2026-06-08 Listed $1 WRVBOR
• 2024-05-28 Sold (MLS) $217,000 WRVBOR
• 2023-03-02 Listed $222,000 WRVBOR