1009 Broadway St · Mansfield, AR 72944

$99,900

2 bd · 1.0 ba · 1,062 sqft · SingleFamily public records · 32 Days on market

Built 1950 0.33 ac lot $94/sqft · 26% below area Est $134k · 26% under

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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 +21.8/30.0
• ARV discount +15.0/15.0
• Appreciation +8.1/10.0
• DSCR +7.0/10.0
• 1% rule +4.6/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Recently updated and full of opportunity, this 2-bedroom, 1-bath home sits on three spacious lots with storage buildings and a one-car carport. Inside, you’ll find a large kitchen that flows seamlessly into the family room—perfect for everyday living and entertaining. Enjoy being within walking distance to Mansfield City Lake and park, complete with scenic walking trails. Need more space? An additional three lots are also available for purchase, offering endless potential for expansion or investment.

Key facts

• Three spacious lots
• Storage buildings
• Large kitchen

Tags

• THREE SPACIOUS LOTS
• STORAGE BUILDINGS
• ONE CAR CARPORT
• LARGE KITCHEN
• SCENIC WALKING TRAILS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $96k (3.7% below list).
• Recommended offer: $96k (3.7% below list) — sets the bar for 1% rule.

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: schools F, amenities F, commute 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.
• Market conditions: 26 active listings in the ZIP; 388 units permitted in Sebastian County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($691 loan paydown + $6k appreciation (6.1% local appreciation)).
• Sebastian County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.1% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.
• Current owner paid $52k; list at $100k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $96,213 (3.7% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.96% ✗
• Cap rate: 8.17%
• Cash-on-cash: 6.69%
• DSCR: 1.30
• GRM: 8.7

CMA / ARV

• ARV (median comp): $134,122
• List price: $99,900
• Delta: -25.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1009 Broadway St	0.00mi	2/1.0	1,062 (0%)	0mo	$90,000	$85	100
903 Broadway St	0.09mi	2/1.0	1,198 (+13%)	3mo	$138,100	$115	72
324 Park Ave	0.32mi	2/1.0	936 (-12%)	5mo	$151,000	$161	61
506 Huntington Ave	0.71mi	2/1.0	1,180 (+11%)	21mo	$154,000	$131	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.1%
• Equity multiple: 2.41×
• Total profit: $39,423
• Equity at exit: $63,536

10-year hold

• IRR: 20.1%
• Equity multiple: 4.86×
• Total profit: $107,931
• Equity at exit: $115,859

Cash invested: $27,972 (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 72944

• Home prices YoY: 2.3%
• Active inventory: 26
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $962 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$39 /mo · $464/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $156

Break-even live

Break-even rent $765

Max offer price $99,900

Occupancy floor 79%

Sensitivity live

Price	-10% $212	-5% $184	+0% $156	+5% $128	+10% $99
Rent	-10% $80	-5% $118	+0% $156	+5% $194	+10% $232
Rate	-1.0pp $206	-0.5pp $181	base $156	+0.5pp $130	+1.0pp $104

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-18
   status Pending 517-char remark

   Show marketing remark (517 chars)

   Recently updated and full of opportunity, this 2-bedroom, 1-bath home sits on three spacious lots with storage buildings and a one-car carport. Inside, you’ll find a large kitchen that flows seamlessly into the family room—perfect for everyday living and entertaining. Enjoy being within walking distance to Mansfield City Lake and park, complete with scenic walking trails. Need more space? An additional three lots are also available for purchase, offering endless potential for expansion or investment.

2. 2026-04-16
   listed $99,900 Active 517-char remark

   Show marketing remark (517 chars)

   Recently updated and full of opportunity, this 2-bedroom, 1-bath home sits on three spacious lots with storage buildings and a one-car carport. Inside, you’ll find a large kitchen that flows seamlessly into the family room—perfect for everyday living and entertaining. Enjoy being within walking distance to Mansfield City Lake and park, complete with scenic walking trails. Need more space? An additional three lots are also available for purchase, offering endless potential for expansion or investment.

3. 2025-04-24
   historical $950
4. 2025-03-26
   listed $950
5. 2023-09-22
   soldstatus $52,500
6. 2023-09-21
   soldstatus $52,500 Closed 214-char remark

   Show marketing remark (214 chars)

   Unfinished remodel, sellers loss is your gain. Property is to be sold as-is and no sellers property disclosure. Total rewire, new roof, reframed, new plumbing with the exception of gas lines, lots of new sheetrock.

7. 2023-08-28
   status Pending 214-char remark

   Show marketing remark (214 chars)

   Unfinished remodel, sellers loss is your gain. Property is to be sold as-is and no sellers property disclosure. Total rewire, new roof, reframed, new plumbing with the exception of gas lines, lots of new sheetrock.

8. 2023-08-24
   listed $49,000 Active 214-char remark

   Show marketing remark (214 chars)

   Unfinished remodel, sellers loss is your gain. Property is to be sold as-is and no sellers property disclosure. Total rewire, new roof, reframed, new plumbing with the exception of gas lines, lots of new sheetrock.

9. 2021-06-11
   soldstatus $44,000
10. 2021-02-26
    listed $44,500
11. 2008-05-02
    soldstatus $47,000
12. 2003-12-16
    soldstatus $22,000

ⓘ 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: $464 · $39/mo
• Projected year-2 tax: $639 · $53/mo
• Expected delta: +$175/yr (+$15/mo · 37.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $11,546
• − Mortgage interest: −$5,596
• − Property taxes: −$464
• − Insurance: −$500
• − Repairs & maintenance: −$924
• − Management: −$924
• − Depreciation: −$2,906
• Taxable income: $232
• Est. tax owed @ 24.0%: −$56
• After-tax cash flow: $1,815/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

• Census place: Mansfield, AR
• Population (ZIP): 2,669

Population outlook (Sebastian County) Hauer SSP2

• Today (2025): 133,992 people
• By 2030: 136,620 · +2.0%
• By 2040: 140,832 · +5.1%
• By 2050: 143,301 · +6.9%
• By 2075: 147,964 · +10.4%
• By 2100: 145,848 · +8.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 7% Hispanic / Latino 4% Black 1% Native American 1%
• Common ancestry: Slovak 1% Serbian 1% Iranian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Sebastian

• 2024 margin: Solid R (+37.5) · D 30.0% · R 67.6% · Other 2.4%
• 2008→2024 swing: -2.9pp toward R · 2008: -34.6pp · 2024: -37.5pp
• All cycles: 2024: R+37.5 2020: R+35.5 2016: R+38.1 2012: R+37.1 2008: R+34.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.12%
• Current HPI: 273.7329
• 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

+354.1% since first listed

12 events — show timeline

• 2026-05-18 Pending — WRVBOR
• 2026-04-16 Listed $99,900 WRVBOR
• 2025-04-24 Rental Removed $950 APPFOLIO
• 2025-03-26 Listed for Rent $950 APPFOLIO
• 2023-09-22 Sold (Public Records) $52,500 Public Records
• 2023-09-21 Sold (MLS) $52,500 WRVBOR
• 2023-08-28 Pending — WRVBOR
• 2023-08-24 Listed $49,000 WRVBOR
• 2021-06-11 Sold (MLS) $44,000 WRVBOR
• 2021-02-26 Listed $44,500 WRVBOR
• 2008-05-02 Sold (Public Records) $47,000 Public Records
• 2003-12-16 Sold (Public Records) $22,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $464 · +9.9% YoY. Source: county tax records.