9081 Hwy 254 E · Dennard, AR 72629

$95,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 56 Days on market

Built 2005 2.33 ac lot $82/sqft · 8% above area Est $88k · 8% over ↓ 27% 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 +20.4/30.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Appreciation +5.0/10.0
• ARV discount +3.8/15.0
• Schools +3.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Are you searching for a few acres outside of town. Discover the potential with this 2 bedroom, 1 bath home. The bath features a tub and a walk in shower for your convenience. This property presents a unique opportunity to craft a home tailored to your vision at a price you can afford. This is a foreclosure and seller will not pay customary title policy, escrow fees, survey or transfer fees. POF or Pre-Qual letter dated 30 days or less required with offer. All offers must be submitted at www. vrmproperties.com. Agents must register as a user, enter the property address, and click on start offer.

Key facts

• 2.33 acre lot
• Garage
• Built 2005

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Septic; Electric via cooperative; Propane/butane gas
• Home design: Wood exterior
• Construction: Composition roof; Crawl space foundation
• Exterior features: Deck; Porch; Level, wooded lot; Paved road access

Interior

• Kitchen: Gas range; Dishwasher
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central electric cooling; Gas space heater
• Interior features: Washer connection; washer provided; Dryer connection (electric); dryer provided; Electric water heater; Smoke detectors; Ceiling fans; Walk-in shower; Wood-burning stove
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($988 rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 51/100 on livability (#468 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools F, crime F, amenities F.
• Clinton School District (rural): math 46% / reading 45% proficiency, ranked #41 of 238 in AR (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 6 active listings in the ZIP; 16 units permitted in Van Buren County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($657 loan paydown + $3k appreciation (3.0% local appreciation)).
• Van Buren County population projected at -27% 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 $27k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k 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.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,150 (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 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: 1.04% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.60%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (median comp): $87,719
• List price: $95,000
• Delta: 8.30%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.7%
• Equity multiple: 1.73×
• Total profit: $19,371
• Equity at exit: $42,716

10-year hold

• IRR: 14.7%
• Equity multiple: 3.18×
• Total profit: $57,905
• Equity at exit: $65,831

Cash invested: $26,600 (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 72629

• Active inventory: 6
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $988 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $124

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 82%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $95,000 Active 56 DOM
2. 2026-06-18
   days on market $95,000 Active 55 DOM
3. 2026-06-17
   days on market $95,000 Active 54 DOM
4. 2026-06-16
   days on market $95,000 Active 53 DOM
5. 2026-06-15
   days on market $95,000 Active 52 DOM
6. 2026-06-14
   days on market $95,000 Active 50 DOM
7. 2026-06-12
   statusdays on market $95,000 Active 49 DOM
8. 2026-06-09
   days on market $95,000 Price Change 46 DOM
9. 2026-06-08
   days on market $95,000 Price Change 45 DOM
10. 2026-06-07
    days on market $95,000 Price Change 44 DOM
11. 2026-06-07
    days on market $95,000 Price Change 43 DOM
12. 2026-06-04
    pricestatusdays on market $95,000 Price Change 40 DOM
13. 2026-06-02
    days on market $105,000 Active 39 DOM
14. 2026-06-01
    days on market $105,000 Active 38 DOM
15. 2026-05-31
    days on market $105,000 Active 37 DOM
16. 2026-05-31
    days on market $105,000 Active 36 DOM
17. 2026-04-23
    listed $105,000 New Listing 601-char remark

    Show marketing remark (601 chars)

    Are you searching for a few acres outside of town. Discover the potential with this 2 bedroom, 1 bath home. The bath features a tub and a walk in shower for your convenience. This property presents a unique opportunity to craft a home tailored to your vision at a price you can afford. This is a foreclosure and seller will not pay customary title policy, escrow fees, survey or transfer fees. POF or Pre-Qual letter dated 30 days or less required with offer. All offers must be submitted at www. vrmproperties.com. Agents must register as a user, enter the property address, and click on start offer.

18. 2026-04-23
    listed $105,000 Active 601-char remark

    Show marketing remark (601 chars)

    Are you searching for a few acres outside of town. Discover the potential with this 2 bedroom, 1 bath home. The bath features a tub and a walk in shower for your convenience. This property presents a unique opportunity to craft a home tailored to your vision at a price you can afford. This is a foreclosure and seller will not pay customary title policy, escrow fees, survey or transfer fees. POF or Pre-Qual letter dated 30 days or less required with offer. All offers must be submitted at www. vrmproperties.com. Agents must register as a user, enter the property address, and click on start offer.

19. 2022-04-04
    soldstatus $101,000
20. 2022-04-01
    soldstatus $101,000 Sold

    Show marketing remark (485 chars)

    Beautiful 2BR 1BA home on 3 wooded level acres more or less located in the rural of already rural Dennard Arkansas that has post office. This home is about 4 1/2 to 5 miles off US 65 highway on the more peaceful less traffic rural Hwy 254 . The beauty of this is once your'e back to HWY 65 it's only 12 or 13 miles back to Clinton Arkansas where Walmart is and hospital and pharmacies and doctors clinics and Clinton Public schools are or head north on 65 to historic Leslie Arkansas.

21. 2022-02-07
    status Under Contract

    Show marketing remark (485 chars)

    Beautiful 2BR 1BA home on 3 wooded level acres more or less located in the rural of already rural Dennard Arkansas that has post office. This home is about 4 1/2 to 5 miles off US 65 highway on the more peaceful less traffic rural Hwy 254 . The beauty of this is once your'e back to HWY 65 it's only 12 or 13 miles back to Clinton Arkansas where Walmart is and hospital and pharmacies and doctors clinics and Clinton Public schools are or head north on 65 to historic Leslie Arkansas.

22. 2021-11-25
    price $109,900

    Show marketing remark (485 chars)

    Beautiful 2BR 1BA home on 3 wooded level acres more or less located in the rural of already rural Dennard Arkansas that has post office. This home is about 4 1/2 to 5 miles off US 65 highway on the more peaceful less traffic rural Hwy 254 . The beauty of this is once your'e back to HWY 65 it's only 12 or 13 miles back to Clinton Arkansas where Walmart is and hospital and pharmacies and doctors clinics and Clinton Public schools are or head north on 65 to historic Leslie Arkansas.

23. 2021-10-06
    price $114,000

    Show marketing remark (485 chars)

    Beautiful 2BR 1BA home on 3 wooded level acres more or less located in the rural of already rural Dennard Arkansas that has post office. This home is about 4 1/2 to 5 miles off US 65 highway on the more peaceful less traffic rural Hwy 254 . The beauty of this is once your'e back to HWY 65 it's only 12 or 13 miles back to Clinton Arkansas where Walmart is and hospital and pharmacies and doctors clinics and Clinton Public schools are or head north on 65 to historic Leslie Arkansas.

24. 2021-09-11
    listed $129,700 New Listing

    Show marketing remark (485 chars)

    Beautiful 2BR 1BA home on 3 wooded level acres more or less located in the rural of already rural Dennard Arkansas that has post office. This home is about 4 1/2 to 5 miles off US 65 highway on the more peaceful less traffic rural Hwy 254 . The beauty of this is once your'e back to HWY 65 it's only 12 or 13 miles back to Clinton Arkansas where Walmart is and hospital and pharmacies and doctors clinics and Clinton Public schools are or head north on 65 to historic Leslie Arkansas.

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $11,859
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$949
• − Management: −$949
• − Depreciation: −$2,764
• Taxable loss: −$23
• Est. tax savings @ 24.0%: +$6
• After-tax cash flow: $1,496/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: Clinton School District
• NCES district ID: 0504410
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 45% ▼ -12.00%
• Median HH income: $32,018
• Composite: 37.34/100
• National rank: #4438
• State rank: #41 of 238 in AR

Livability — Dennard

• Score: 51/100
• State rank: #468
• US rank: #25184

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dennard, AR
• City population: 353
• Population (ZIP): 353

Population outlook (Van Buren County) Hauer SSP2

• Today (2025): 15,459 people
• By 2030: 14,645 · -5.3%
• By 2040: 12,918 · -16.4%
• By 2050: 11,263 · -27.1%
• By 2075: 7,870 · -49.1%
• By 2100: 4,918 · -68.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99% Two or more races 1%
• Common ancestry: Lithuanian 2% Portuguese 2%

Political lean MEDSL · Van Buren

• 2024 margin: Solid R (+60.2) · D 18.9% · R 79.0% · Other 2.1%
• 2008→2024 swing: -28.5pp toward R · 2008: -31.7pp · 2024: -60.2pp
• All cycles: 2024: R+60.2 2020: R+56.9 2016: R+53.9 2012: R+39.5 2008: R+31.7

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

-26.8% since first listed

10 events — show timeline

• 2026-06-03 Price Changed $95,000 CARMLS
• 2026-06-03 Price Changed $95,000 NWARMLS
• 2026-04-23 Listed $105,000 NWARMLS
• 2026-04-23 Listed $105,000 CARMLS
• 2022-04-04 Sold (Public Records) $101,000 Public Records
• 2022-04-01 Sold (MLS) $101,000 CARMLS
• 2022-02-07 Pending — CARMLS
• 2021-11-25 Price Changed $109,900 CARMLS
• 2021-10-06 Price Changed $114,000 CARMLS
• 2021-09-11 Listed $129,700 CARMLS

Property tax history

-12.9%/yr

Latest (2025): $31 · -64.9% YoY. Source: county tax records.