1582 County Road 2305 · Clarksville, AR 72840

$32,900

4 bd · 1.0 ba · 1,344 sqft · Manufactured · 440 Days on market

Built 1970 1.00 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.6/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Located in Fernwood near the Arkansas River and Horsehead Public Use Boat Dock, this affordable fixer-upper mobile home is a great project for a handyman ready to put in the work. With an add-on providing multiple rooms, it offers up to 5 bedrooms or the flexibility to use one as a cozy den. New PEX plumbing is roughed in, and a new water heater and bathtub convey, but significant repairs and renovations are needed throughout. The property sits in a beautiful setting with established shade trees and offers distant mountain views from the back. If you're up for a challenge, this budget-friendly opportunity is perfect for restoring and customizing a home to your liking!

Key facts

• New pex plumbing
• New water heater
• New bathtub

Tags

• NEW PEX PLUMBING
• NEW WATER HEATER
• NEW BATHTUB
• ESTABLISHED SHADE TREES
• DISTANT MOUNTAIN VIEWS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath manufactured listed at $33k.

Deal economics

• At list price, monthly cash flow is $725 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $33k).
• Recommended offer: $29k (12.0% below list) — sets the bar for market timing.
• Cap rate 32.7% vs local median 4.6% in Clarksville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#141 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D, crime D-, amenities F.
• Westside School District (rural): math 20% / reading 19% proficiency, ranked #216 of 238 in AR (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 99% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 24 active listings in the ZIP; 12 units permitted in Johnson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($227 loan paydown + $2k appreciation (7.2% local appreciation)).
• Johnson County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (7.2% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 440 days — a 12% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $33k implies a 174% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $28,952 (12.0% below list)

Questions for the listing agent

1. It's been on market 440 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 3.58% ✓
• Cap rate: 32.73%
• Cash-on-cash: 94.41%
• DSCR: 5.20
• GRM: 2.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.31×
• Total profit: $58,101
• Equity at exit: $23,275

10-year hold

• IRR: 98.4%
• Equity multiple: 15.58×
• Total profit: $134,313
• Equity at exit: $44,649

Cash invested: $9,212 (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 72840

• Home prices YoY: 4.2%
• Active inventory: 24
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,179 medium
• Mortgage (P&I): −$173
• Tax from tax record: −$20 /mo · $240/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $725

Break-even live

Break-even rent $261

Max offer price $32,900

Occupancy floor 34%

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: $8,225
• Closing costs: $987
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $32,900 Active 440 DOM
2. 2026-06-18
   days on market $32,900 Active 439 DOM
3. 2026-06-17
   days on market $32,900 Active 438 DOM
4. 2026-06-16
   days on market $32,900 Active 437 DOM
5. 2026-06-15
   days on market $32,900 Active 436 DOM
6. 2026-06-14
   days on market $32,900 Active 434 DOM
7. 2026-06-12
   days on market $32,900 Active 433 DOM
8. 2026-06-09
   days on market $32,900 Active 430 DOM
9. 2026-06-08
   days on market $32,900 Active 429 DOM
10. 2026-06-07
    days on market $32,900 Active 428 DOM
11. 2026-06-07
    days on market $32,900 Active 427 DOM
12. 2026-06-04
    days on market $32,900 Active 424 DOM
13. 2026-06-02
    days on market $32,900 Active 423 DOM
14. 2026-06-01
    days on market $32,900 Active 422 DOM
15. 2026-05-31
    days on market $32,900 Active 421 DOM
16. 2026-05-31
    days on market $32,900 Active 420 DOM
17. 2025-04-05
    listed $32,900 New Listing 676-char remark

    Show marketing remark (676 chars)

    Located in Fernwood near the Arkansas River and Horsehead Public Use Boat Dock, this affordable fixer-upper mobile home is a great project for a handyman ready to put in the work. With an add-on providing multiple rooms, it offers up to 5 bedrooms or the flexibility to use one as a cozy den. New PEX plumbing is roughed in, and a new water heater and bathtub convey, but significant repairs and renovations are needed throughout. The property sits in a beautiful setting with established shade trees and offers distant mountain views from the back. If you're up for a challenge, this budget-friendly opportunity is perfect for restoring and customizing a home to your liking!

18. 2022-10-20
    soldstatus $12,000

ⓘ 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: $240 · $20/mo
• Projected year-2 tax: $240 · $20/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 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: $14,142
• − Mortgage interest: −$1,843
• − Property taxes: −$240
• − Insurance: −$164
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$957
• Taxable income: $8,675
• Est. tax owed @ 24.0%: −$2,082
• After-tax cash flow: $6,615/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: Westside School District
• NCES district ID: 0514020
• Math proficiency: 20% ▼ -7.00%
• Reading proficiency: 19% ▼ -8.00%
• Median HH income: $32,160
• Composite: 15.81/100
• National rank: #9265
• State rank: #216 of 238 in AR

Livability — Clarksville

• Score: 65/100
• State rank: #141
• US rank: #12572

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,399

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 27,452 people
• By 2030: 28,003 · +2.0%
• By 2040: 28,960 · +5.5%
• By 2050: 29,627 · +7.9%
• By 2075: 31,000 · +12.9%
• By 2100: 31,173 · +13.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 12% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 3%
• Common ancestry: Lithuanian 3% Serbian 2% Portuguese 1%
• Foreign-born: 8% · Canada
• Languages at home: 87% English-only · Spanish 13%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+51.4) · D 23.3% · R 74.7% · Other 2.0%
• 2008→2024 swing: -28.4pp toward R · 2008: -23.1pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+49.0 2016: R+40.6 2012: R+28.0 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.22%
• Current HPI: 178.524
• 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

+174.2% since first listed

2 events — show timeline

• 2025-04-05 Listed $32,900 CARMLS
• 2022-10-20 Sold (Public Records) $12,000 Public Records

Property tax history

+10.9%/yr

Latest (2025): $240 · -17.1% YoY. Source: county tax records.