501 W Alfred St · Fouke, AR 71837

$94,500

3 bd · 1.0 ba · 1,876 sqft · Manufactured public records · 56 Days on market

Built 2000 0.50 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 +8.7/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Schools +3.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Well-maintained 3-bedroom, 2-bath single wide mobile home offering comfort and functionality. This home features a spacious layout with a welcoming living area, a practical kitchen, complete with a convenient laundry room just off of it. Step outside to enjoy both a covered front and back deck. There are 2 mobile homes being sold separately on this parcel. * * * * Bundle opportunity with negotiable pricing. * * * * Great investment opportunity!!!

Key facts

• Covered back deck
• Practical kitchen
• Covered front deck

Tags

• SPACIOUS LAYOUT
• WELCOMING LIVING AREA
• PRACTICAL KITCHEN
• CONVENIENT LAUNDRY ROOM
• COVERED FRONT DECK
• COVERED BACK DECK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $94k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#373 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools D+, crime F, amenities F.
• Fouke School District (rural): math 37% / reading 40% proficiency, ranked #75 of 238 in AR (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 active listings in the ZIP; 21 units permitted in Miller County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($653 loan paydown + $2k appreciation (2.6% local appreciation)).
• Miller County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, 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 56 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $94k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,665 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 D-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: 1.37% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.63%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.3%
• Equity multiple: 2.24×
• Total profit: $32,880
• Equity at exit: $40,496

10-year hold

• IRR: 23.6%
• Equity multiple: 4.28×
• Total profit: $86,732
• Equity at exit: $60,900

Cash invested: $26,460 (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 71837

• Home prices YoY: 0.9%
• Active inventory: 26
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,291 medium
• Mortgage (P&I): −$496
• Tax est. 1.5%: −$118 /mo · $1,418/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $367

Break-even live

Break-even rent $827

Max offer price $94,500

Occupancy floor 67%

Sensitivity live

Price	-10% $432	-5% $399	+0% $367	+5% $334	+10% $301
Rent	-10% $265	-5% $316	+0% $367	+5% $418	+10% $469
Rate	-1.0pp $414	-0.5pp $391	base $367	+0.5pp $342	+1.0pp $317

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: $23,625
• Closing costs: $2,835
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-01
   days on market $94,500 Active 56 DOM
2. 2026-05-31
   days on market $94,500 Active 55 DOM
3. 2026-05-30
   days on market $94,500 Active 54 DOM
4. 2026-04-06
   listed $94,500 Active 463-char remark

   Show marketing remark (463 chars)

   Well-maintained 3-bedroom, 2-bath single wide mobile home offering comfort and functionality. This home features a spacious layout with a welcoming living area, a practical kitchen, complete with a convenient laundry room just off of it. Step outside to enjoy both a covered front and back deck. There are 2 mobile homes being sold separately on this parcel. * * * * Bundle opportunity with negotiable pricing. * * * * Great investment opportunity!!!

5. 2025-01-17
   soldstatus $60,000

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $15,489
• − Mortgage interest: −$5,293
• − Property taxes: −$1,418
• − Insurance: −$472
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$2,749
• Taxable income: $3,079
• Est. tax owed @ 24.0%: −$739
• After-tax cash flow: $3,661/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: Fouke School District
• NCES district ID: 0506360
• Math proficiency: 37% ▼ -10.00%
• Reading proficiency: 40% ▼ -6.00%
• Median HH income: $43,624
• Composite: 32.63/100
• National rank: #5666
• State rank: #75 of 238 in AR

Livability — Fouke

• Score: 57/100
• State rank: #373
• US rank: #22350

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fouke, AR
• Population (ZIP): 4,850

Population outlook (Miller County) Hauer SSP2

• Today (2025): 44,197 people
• By 2030: 43,844 · -0.8%
• By 2040: 42,680 · -3.4%
• By 2050: 41,024 · -7.2%
• By 2075: 35,685 · -19.3%
• By 2100: 28,325 · -35.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 9% Two or more races 3% Native American 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Iranian 3% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 1%

Political lean MEDSL · Miller

• 2024 margin: Solid R (+51.1) · D 23.9% · R 74.9% · Other 1.2%
• 2008→2024 swing: -17.6pp toward R · 2008: -33.5pp · 2024: -51.1pp
• All cycles: 2024: R+51.1 2020: R+46.4 2016: R+43.8 2012: R+39.8 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.62%
• Current HPI: 288.5306
• 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

+57.5% since first listed

2 events — show timeline

• 2026-04-06 Listed $94,500 TBOR
• 2025-01-17 Sold (Public Records) $60,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $177 · +0.0% YoY. Source: county tax records.