1177 Sfc 431 · Widener, AR 72394

$89,000

5 bd · 3.0 ba · 2,304 sqft · Manufactured public records · 41 Days on market

Built 2007 10 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 +9.8/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• Schools +0.9/10.0

Listing remarks MLS

Discover the potential of this country property situated on over an acre of open land, offering privacy, space, and endless opportunities. This manufactured home features a spacious layout with multiple living areas, a large kitchen, and generous bedroom sizes. The property includes an additional covered structure and plenty of outdoor space for storage, gardening, recreational use, or future improvements. The home will require repairs and updates throughout, making it an ideal investment opportunity or project for buyers looking to customize a property to their needs. With its wide-open surroundings and rural setting, this property offers a peaceful lifestyle with room to grow. Whether you're seeking acreage, value, or a renovation project, this property provides the foundation to create something truly your own.

Key facts

• Covered structure
• Over an acre
• Outdoor space

Tags

• OVER AN ACRE
• COVERED STRUCTURE
• OUTDOOR SPACE
• RURAL SETTING
• INVESTMENT OPPORTUNITY
• RENOVATION PROJECT

Property features AI

Finance

• Other: Approximately 10 acres (tax records); Will not subdivide
• Financial info: Annual taxes reported as $29

Exterior

• Parking: Other parking (see remarks)
• Utilities: Utilities (see remarks)
• Home design: Single property (see remarks)
• Construction: Metal roof; Metal/vinyl siding and wood exterior; Foundation details (see remarks); Built on tax-record square footage of 2,304
• Exterior features: Metal and vinyl siding; Wood exterior elements; Metal roof; Road surface (see remarks); Lot features (see remarks)

Interior

• Kitchen: Free-standing stove; Electric range; Microwave; Dishwasher; Refrigerator (stays); Freezer; Other kitchen features (see remarks)
• Flooring: Carpet; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central electric cooling; Other heating/cooling features (see remarks)
• Interior features: Carpet and vinyl floors; Fireplace (see remarks); Other rooms (see remarks)

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 45/100 on livability (#517 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, crime F, amenities F.
• Forrest City School District (town): math 12% / reading 11% proficiency, ranked #230 of 238 in AR (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 93% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 3 active listings in the ZIP; 3 units permitted in St. Francis County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($615 loan paydown + $3k appreciation (3.0% local appreciation)).
• St. Francis County population projected at -21% 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $31k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $89k implies a 62% gain — meaningful room to come down on a strong offer.

Recommended offer $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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?
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: 1.48% ✓
• Cap rate: 12.00%
• Cash-on-cash: 20.38%
• DSCR: 1.91
• GRM: 5.6

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: 26.7%
• Equity multiple: 2.51×
• Total profit: $37,701
• Equity at exit: $40,018

10-year hold

• IRR: 27.3%
• Equity multiple: 4.87×
• Total profit: $96,470
• Equity at exit: $61,673

Cash invested: $24,920 (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 72394

• Active inventory: 3
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,314 medium
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $423

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 63%

Sensitivity live

Price	-10% $485	-5% $454	+0% $423	+5% $393	+10% $362
Rent	-10% $319	-5% $371	+0% $423	+5% $475	+10% $527
Rate	-1.0pp $468	-0.5pp $446	base $423	+0.5pp $400	+1.0pp $377

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $89,000 Active 41 DOM
2. 2026-06-18
   statusdays on market $89,000 Active 40 DOM
3. 2026-06-17
   days on market $89,000 Price Change 39 DOM
4. 2026-06-16
   days on market $89,000 Price Change 38 DOM
5. 2026-06-15
   days on market $89,000 Price Change 37 DOM
6. 2026-06-14
   days on market $89,000 Price Change 35 DOM
7. 2026-06-12
   pricestatusdays on market $89,000 Price Change 34 DOM
8. 2026-06-09
   days on market $109,999 Take Backups 31 DOM
9. 2026-06-08
   days on market $109,999 Take Backups 30 DOM
10. 2026-06-07
    days on market $109,999 Take Backups 29 DOM
11. 2026-06-07
    days on market $109,999 Take Backups 28 DOM
12. 2026-06-04
    days on market $109,999 Take Backups 25 DOM
13. 2026-06-03
    status $109,999 Take Backups 24 DOM
14. 2026-06-02
    days on market $109,999 Active 24 DOM
15. 2026-06-01
    days on market $109,999 Active 23 DOM
16. 2026-05-31
    days on market $109,999 Active 22 DOM
17. 2026-05-31
    days on market $109,999 Active 21 DOM
18. 2026-05-19
    price $109,999 825-char remark
19. 2026-05-18
    price $109,999

    Show marketing remark (825 chars)

    Discover the potential of this country property situated on over an acre of open land, offering privacy, space, and endless opportunities. This manufactured home features a spacious layout with multiple living areas, a large kitchen, and generous bedroom sizes. The property includes an additional covered structure and plenty of outdoor space for storage, gardening, recreational use, or future improvements. The home will require repairs and updates throughout, making it an ideal investment opportunity or project for buyers looking to customize a property to their needs. With its wide-open surroundings and rural setting, this property offers a peaceful lifestyle with room to grow. Whether you're seeking acreage, value, or a renovation project, this property provides the foundation to create something truly your own.

20. 2026-05-09
    listed $119,999 New Listing 825-char remark

    Show marketing remark (825 chars)

    Discover the potential of this country property situated on over an acre of open land, offering privacy, space, and endless opportunities. This manufactured home features a spacious layout with multiple living areas, a large kitchen, and generous bedroom sizes. The property includes an additional covered structure and plenty of outdoor space for storage, gardening, recreational use, or future improvements. The home will require repairs and updates throughout, making it an ideal investment opportunity or project for buyers looking to customize a property to their needs. With its wide-open surroundings and rural setting, this property offers a peaceful lifestyle with room to grow. Whether you're seeking acreage, value, or a renovation project, this property provides the foundation to create something truly your own.

21. 2026-05-09
    listed $119,999 Active

    Show marketing remark (825 chars)

    Discover the potential of this country property situated on over an acre of open land, offering privacy, space, and endless opportunities. This manufactured home features a spacious layout with multiple living areas, a large kitchen, and generous bedroom sizes. The property includes an additional covered structure and plenty of outdoor space for storage, gardening, recreational use, or future improvements. The home will require repairs and updates throughout, making it an ideal investment opportunity or project for buyers looking to customize a property to their needs. With its wide-open surroundings and rural setting, this property offers a peaceful lifestyle with room to grow. Whether you're seeking acreage, value, or a renovation project, this property provides the foundation to create something truly your own.

22. 1994-09-21
    soldstatus $55,000

ⓘ 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: $15,772
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$2,589
• Taxable income: $3,894
• Est. tax owed @ 24.0%: −$935
• After-tax cash flow: $4,145/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: Forrest City School District
• NCES district ID: 0506270
• Math proficiency: 12% ▼ -8.00%
• Reading proficiency: 11% ▼ -7.00%
• Median HH income: $31,153
• Composite: 9.07/100
• National rank: #9871
• State rank: #230 of 238 in AR

Livability — Widener

• Score: 45/100
• State rank: #517
• US rank: #26564

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 396

Population outlook (St. Francis County) Hauer SSP2

• Today (2025): 24,387 people
• By 2030: 23,269 · -4.6%
• By 2040: 21,122 · -13.4%
• By 2050: 19,281 · -20.9%
• By 2075: 15,222 · -37.6%
• By 2100: 11,449 · -53.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Black 50% White 34% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 1%
• Languages at home: 95% English-only · French/Haitian/Cajun 5%

Political lean MEDSL · St. Francis

• 2024 margin: Toss-up / Even · D 49.4% · R 48.6% · Other 2.0%
• 2008→2024 swing: -15.8pp toward R · 2008: 16.5pp · 2024: 0.7pp
• All cycles: 2024: D+0.7 2020: D+5.1 2016: D+11.3 2012: D+17.0 2008: D+16.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+61.8% since first listed

10 events — show timeline

• 2026-06-12 Price Changed $89,000 CARMLS
• 2026-06-11 Price Changed $89,000 NEABOR MLS
• 2026-06-11 Relisted — NEABOR MLS
• 2026-06-11 Relisted — CARMLS
• 2026-06-02 Contingent — CARMLS
• 2026-05-19 Price Changed $109,999 CARMLS
• 2026-05-18 Price Changed $109,999 NEABOR MLS
• 2026-05-09 Listed $119,999 NEABOR MLS
• 2026-05-09 Listed $119,999 CARMLS
• 1994-09-21 Sold (Public Records) $55,000 Public Records

Property tax history

-3.8%/yr

Latest (2025): $29 · +3.2% YoY. Source: county tax records.