40 Whitewood Cir · Edgemont, AR 72044

$135,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 17 Days on market

Built 1978 0.54 ac lot $93/sqft · 26% below area Est $183k · 26% 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 +16.3/30.0
• ARV discount +15.0/15.0
• Appreciation +7.7/10.0
• DSCR +5.0/10.0
• 1% rule +3.1/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

The perfect entry level lake home. 3 BR 1 3/4 bath. It has been in the family for 3 generations. It is located within minutes of Fairfield Bay and Greers Ferry Lake. The roof is less than years old, and interior updates were made in 2024. The house is ready to use for lake season.

Key facts

• Large wood deck
• Quiet neighborhood
• Outdoor storage shed

Tags

• LARGE ADDITIONAL LIVING AREA
• LARGE WOOD DECK
• PEEK OF GREERS FERRY LAKE
• QUIET NEIGHBORHOOD
• OUTDOOR STORAGE SHED

Property features AI

Finance

• Financial info: Financing available: Conventional loan or cash

Exterior

• Parking: Parking pads
• Utilities: Public water; Septic; Electric service via cooperative
• Home design: Mobile home on permanent foundation; Metal/vinyl siding with stone accents; 3-tab shingle roof
• Construction: Crawl space foundation
• Exterior features: Deck; Outside storage area; Sloped and level areas; Property borders lake (common to lake); Paved road access

Interior

• Kitchen: Free-standing stove; Refrigerator stays
• Flooring: Laminate floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Washer stays; Dryer stays; Electric water heater; Sun room
• Laundry & utility: Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $73 ($880/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 $109k (19.3% below list).
• Recommended offer: $109k (19.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• West Side School District (rural): math 29% / reading 41% proficiency, ranked #118 of 238 in AR (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 80 active listings in the ZIP; 13 units permitted in Cleburne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($933 loan paydown + $7k appreciation (5.5% local appreciation)).
• Cleburne County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.5% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $36k; list at $135k implies a 275% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,928 (19.3% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.81% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.33%
• DSCR: 1.10
• GRM: 10.3

CMA / ARV

• ARV (median comp): $183,097
• List price: $135,000
• Delta: -18.13%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
69 Concho Rd	0.42mi	3/2.0	1,560 (+7%)	18mo	$205,000	$131	53

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

Projected returns pro-forma

5.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.0%
• Equity multiple: 2.04×
• Total profit: $39,377
• Equity at exit: $80,401

10-year hold

• IRR: 16.2%
• Equity multiple: 4.00×
• Total profit: $113,270
• Equity at exit: $142,097

Cash invested: $37,800 (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 72044

• Home prices YoY: 2.3%
• Active inventory: 80
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,089 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$23 /mo · $276/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $73

Break-even live

Break-even rent $996

Max offer price $135,000

Occupancy floor 88%

Sensitivity live

Price	-10% $150	-5% $112	+0% $73	+5% $-119	+10% $-166
Rent	-10% $-13	-5% $30	+0% $73	+5% $116	+10% $159
Rate	-1.0pp $141	-0.5pp $108	base $73	+0.5pp $38	+1.0pp $3

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $135,000 Active 17 DOM
2. 2026-06-18
   days on market $135,000 Active 16 DOM
3. 2026-06-17
   days on market $135,000 Active 15 DOM
4. 2026-06-16
   days on market $135,000 Active 14 DOM
5. 2026-06-15
   days on market $135,000 Active 13 DOM
6. 2026-06-14
   days on market $135,000 Active 11 DOM
7. 2026-06-12
   days on market $135,000 Active 10 DOM
8. 2026-06-09
   statusdays on market $135,000 Active 7 DOM
9. 2026-06-08
   days on market $135,000 New Listing 6 DOM
10. 2026-06-07
    days on market $135,000 New Listing 5 DOM
11. 2026-06-07
    days on market $135,000 New Listing 4 DOM
12. 2026-06-03
    remarks 664-char remark
13. 2026-06-03
    pricestatusdays on marketlisting id $135,000 New Listing 1 DOM
14. 2026-06-02
    days on market $149,900 Active 21 DOM
15. 2026-06-01
    days on market $149,900 Active 20 DOM
16. 2026-05-31
    days on market $149,900 Active 19 DOM
17. 2026-05-31
    days on market $149,900 Active 18 DOM
18. 2026-05-12
    listed $149,900 Active 283-char remark

    Show marketing remark (283 chars)

    The perfect entry level lake home. 3 BR 1 3/4 bath. It has been in the family for 3 generations. It is located within minutes of Fairfield Bay and Greers Ferry Lake. The roof is less than years old, and interior updates were made in 2024. The house is ready to use for lake season.

19. 2006-11-29
    soldstatus $36,000

ⓘ 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: $276 · $23/mo
• Projected year-2 tax: $864 · $72/mo
• Expected delta: +$588/yr (+$49/mo · 213.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $13,071
• − Mortgage interest: −$7,562
• − Property taxes: −$276
• − Insurance: −$675
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$3,927
• Taxable loss: −$1,460
• Est. tax savings @ 24.0%: +$350
• After-tax cash flow: $1,230/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: West Side School District
• NCES district ID: 0514040
• Math proficiency: 29% ▼ -6.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $39,658
• Composite: 29.31/100
• National rank: #6551
• State rank: #118 of 238 in AR

Livability — Edgemont

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Edgemont, AR
• Population (ZIP): 1,286

Population outlook (Cleburne County) Hauer SSP2

• Today (2025): 24,198 people
• By 2030: 23,324 · -3.6%
• By 2040: 21,566 · -10.9%
• By 2050: 19,916 · -17.7%
• By 2075: 16,744 · -30.8%
• By 2100: 13,303 · -45.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Native American 3% Two or more races 3%
• Common ancestry: Serbian 2% Romanian 2% Lithuanian 1%
• Foreign-born: 0% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Cleburne

• 2024 margin: Solid R (+67.9) · D 15.2% · R 83.2% · Other 1.6%
• 2008→2024 swing: -23.7pp toward R · 2008: -44.2pp · 2024: -67.9pp
• All cycles: 2024: R+67.9 2020: R+65.8 2016: R+61.4 2012: R+52.2 2008: R+44.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.47%
• Current HPI: 247.1357
• 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

+275.0% since first listed

3 events — show timeline

• 2026-06-02 Listed $135,000 CARMLS
• 2026-05-12 Listed $149,900 FSBO.com
• 2006-11-29 Sold (Public Records) $36,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $276 · +10.0% YoY. Source: county tax records.