257 Bailey St · Higginson, AR 72143

$114,900

3 bd · 2.0 ba · 1,904 sqft · Manufactured public records · 100 Days on market

Built 1990 1.00 ac lot Est $126k · 9% under

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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 +25.5/30.0
• ARV discount +11.4/15.0
• DSCR +8.4/10.0
• 1% rule +5.5/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for space and a little breathing room? This home sits on 1 acre and offers nearly 2,000 square feet with a layout that gives everyone room to spread out. Enjoy the luxury of the country with the convenience of town just minutes away. 1 ACRE + 1,900 SQ FT under $125K is hard to find. Recent updates include new paint, new flooring, and a brand new furnace, making it move-in ready. Inside features two living areas, generously sized bedrooms, and a large primary suite with an oversized bathroom and walk-in closet. Roof replaced in 2023. Storage shed conveys.

Key facts

• New furnace
• New flooring
• New paint

Tags

• 1 ACRE
• NEW PAINT
• NEW FLOORING
• NEW FURNACE
• TWO SEPARATE LIVING AREAS
• LARGE PRIMARY SUITE

Property features AI

Exterior

• Parking: Parking for 4+ cars
• Utilities: Public sewer; Public water; Municipal electric (Entergy)
• Home design: Brick, metal/vinyl siding, masonite and wood exterior
• Construction: Architectural shingle roof; Crawl space foundation
• Exterior features: Level lot; Gravel road surface

Interior

• Kitchen: Free-standing stove; Electric range; Dishwasher; Refrigerator stays
• Flooring: Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Luxury vinyl flooring; Gas-starter fireplace; Den/Family room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#45 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A; Watch: schools F, amenities F, commute F.
• Searcy School District (town): math 47% / reading 43% proficiency, ranked #37 of 238 in AR (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 173 active listings in the ZIP; 219 units permitted in White County in 2024 (36 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• White County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $115k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,559 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.05% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.95%
• DSCR: 1.44
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $125,664
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Y St	0.55mi	4/2.0 (+1)	1,650 (-13%)	11mo	$109,000	$66	38

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

Projected returns pro-forma

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

5-year hold

• IRR: -1.4%
• Equity multiple: 0.95×
• Total profit: $-1,685
• Equity at exit: $17,132

10-year hold

• IRR: 8.3%
• Equity multiple: 1.63×
• Total profit: $20,200
• Equity at exit: $9,934

Cash invested: $32,172 (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 72143

• Home prices YoY: -28.4%
• Active inventory: 173
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,203 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$33 /mo · $396/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $267

Break-even live

Break-even rent $865

Max offer price $114,900

Occupancy floor 73%

Sensitivity live

Price	-10% $332	-5% $299	+0% $267	+5% $234	+10% $202
Rent	-10% $172	-5% $219	+0% $267	+5% $314	+10% $362
Rate	-1.0pp $325	-0.5pp $296	base $267	+0.5pp $237	+1.0pp $207

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   status $114,900 Under Contract 100 DOM
2. 2026-06-18
   days on market $114,900 Take Backups 100 DOM
3. 2026-06-17
   days on market $114,900 Take Backups 99 DOM
4. 2026-06-16
   days on market $114,900 Take Backups 98 DOM
5. 2026-06-15
   days on market $114,900 Take Backups 97 DOM
6. 2026-06-14
   days on market $114,900 Take Backups 95 DOM
7. 2026-06-12
   days on market $114,900 Take Backups 94 DOM
8. 2026-06-09
   days on market $114,900 Take Backups 91 DOM
9. 2026-06-08
   days on market $114,900 Take Backups 90 DOM
10. 2026-06-07
    days on market $114,900 Take Backups 89 DOM
11. 2026-06-05
    days on market $114,900 Take Backups 86 DOM
12. 2026-06-03
    days on market $114,900 Take Backups 85 DOM
13. 2026-06-02
    days on market $114,900 Take Backups 84 DOM
14. 2026-06-01
    days on market $114,900 Take Backups 83 DOM
15. 2026-05-31
    days on market $114,900 Take Backups 82 DOM
16. 2026-05-30
    days on market $114,900 Take Backups 81 DOM
17. 2026-04-10
    historical Take Backups
18. 2026-03-28
    price $114,900
19. 2026-03-10
    listed $124,999 New Listing
20. 2024-04-22
    soldstatus $60,000
21. 2007-04-02
    soldstatus $31,000

ⓘ 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: $396 · $33/mo
• Projected year-2 tax: $735 · $61/mo
• Expected delta: +$340/yr (+$28/mo · 85.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 6 d/yr ≥111°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $14,431
• − Mortgage interest: −$6,436
• − Property taxes: −$396
• − Insurance: −$574
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$3,343
• Taxable income: $1,373
• Est. tax owed @ 24.0%: −$330
• After-tax cash flow: $2,870/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: Searcy School District
• NCES district ID: 0512210
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $44,318
• Composite: 38.12/100
• National rank: #4272
• State rank: #37 of 238 in AR

Livability — Higginson

• Score: 71/100
• State rank: #45
• US rank: #7145

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: White County · 35,000 people
• Metro: Searcy, AR
• Population (ZIP): 35,000
• Household income: $58,344
• Rent vs Own: 35.0% rent · 65.0% own
• Severe rent burden: 804.0

Population outlook (White County) Hauer SSP2

• Today (2025): 82,310 people
• By 2030: 83,861 · +1.9%
• By 2040: 86,492 · +5.1%
• By 2050: 88,246 · +7.2%
• By 2075: 91,307 · +10.9%
• By 2100: 91,548 · +11.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 7% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · White

• 2024 margin: Solid R (+61.2) · D 18.3% · R 79.5% · Other 2.2%
• 2008→2024 swing: -14.0pp toward R · 2008: -47.2pp · 2024: -61.2pp
• All cycles: 2024: R+61.2 2020: R+58.9 2016: R+57.9 2012: R+53.7 2008: R+47.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.60%
• Current HPI: 206.0334
• Rent YoY: —
• Metro: Searcy, AR
• 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

+270.6% since first listed

5 events — show timeline

• 2026-04-10 Contingent — CARMLS
• 2026-03-28 Price Changed $114,900 CARMLS
• 2026-03-10 Listed $124,999 CARMLS
• 2024-04-22 Sold (Public Records) $60,000 Public Records
• 2007-04-02 Sold (Public Records) $31,000 Public Records

Property tax history

+0.6%/yr

Latest (2024): $396 · +2.4% YoY. Source: county tax records.