1429 Mimosa St · North Crossett, AR 71635

$75,000

3 bd · 2.0 ba · 1,188 sqft · SingleFamily public records · 40 Days on market

Built 1993 2.18 ac lot $63/sqft · 19% above area Est $77k · at est.

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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 +29.9/30.0
• DSCR +10.0/10.0
• ARV discount +8.8/15.0
• 1% rule +8.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

1993 Mobile Home on 2.18 acres - 1,456 sq ft. 3 bedrooms, 2 bathrooms, Large Living Room with new Gas Heater. (AC central unit works, but gas central unit does not. ) Eat in Kitchen, laundry room, nice size deck in back, with 2 storage buildings covered carport. There is a second home on the property. It has not been lived in 15 plus years. 1,118 sq ft - 3bed/2 baths. Property would need some TLC to make it livable. This could make a good rental investment property.

Key facts

• 2.18 acre lot
• Built 1993
• Listed 40 days

Property features AI

Finance

• Financial info: Financing available: Conventional loan or cash

Exterior

• Parking: Parking pads
• Utilities: Public sewer; Public water; Natural gas available
• Home design: Manufactured single-wide home
• Construction: Metal/vinyl siding; Metal roof; Crawl space foundation
• Exterior features: Deck; Partially fenced yard; Paved road access; Rural property setting

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Fireplace (see remarks); Sheetrock and wallpaper walls/ceilings
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#239 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+, crime B; Watch: employment D, health & safety D, schools F.
• Crossett School District (town): math 19% / reading 21% proficiency, ranked #213 of 238 in AR (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 56 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Ashley County population projected at -30% 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 $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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. 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.
5. 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.
6. 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: 1.34% ✓
• Cap rate: 10.74%
• Cash-on-cash: 15.88%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (median comp): $77,232
• List price: $75,000
• Delta: -2.89%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1432 Mimosa St	0.06mi	3/1.0	1,056 (-11%)	16mo	$10,700	$10	61
1632 Pit Rd	0.34mi	3/1.0	1,182 (-0%)	24mo	$85,000	$72	60
201 W Pierce St	0.48mi	3/1.0	1,124 (-5%)	15mo	$80,000	$71	52

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: 6.8%
• Equity multiple: 1.27×
• Total profit: $5,566
• Equity at exit: $11,183

10-year hold

• IRR: 16.1%
• Equity multiple: 2.32×
• Total profit: $27,705
• Equity at exit: $6,485

Cash invested: $21,000 (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 71635

• Home prices YoY: -30.4%
• Active inventory: 56
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,008 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $278

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 67%

Sensitivity live

Price	-10% $330	-5% $304	+0% $278	+5% $252	+10% $226
Rent	-10% $198	-5% $238	+0% $278	+5% $318	+10% $358
Rate	-1.0pp $316	-0.5pp $297	base $278	+0.5pp $259	+1.0pp $239

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-17
   status $75,000 Under Contract 40 DOM
2. 2026-06-16
   days on market $75,000 Active 40 DOM
3. 2026-06-15
   days on market $75,000 Active 39 DOM
4. 2026-06-14
   days on market $75,000 Active 37 DOM
5. 2026-06-13
   remarks 470-char remark
6. 2026-06-12
   days on market $75,000 Active 36 DOM
7. 2026-06-09
   days on market $75,000 Active 33 DOM
8. 2026-06-08
   days on market $75,000 Active 32 DOM
9. 2026-06-07
   days on market $75,000 Active 31 DOM
10. 2026-06-05
    days on market $75,000 Active 29 DOM
11. 2026-06-04
    days on market $75,000 Active 27 DOM
12. 2026-06-02
    days on market $75,000 Active 26 DOM
13. 2026-06-01
    days on market $75,000 Active 25 DOM
14. 2026-05-31
    days on market $75,000 Active 24 DOM
15. 2026-05-31
    days on market $75,000 Active 23 DOM
16. 2026-05-04
    listed $75,000 New Listing 469-char remark

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $12,095
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$968
• − Management: −$968
• − Depreciation: −$2,182
• Taxable income: $2,277
• Est. tax owed @ 24.0%: −$546
• After-tax cash flow: $2,789/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: Crossett School District
• NCES district ID: 0504800
• Math proficiency: 19% ▼ -16.00%
• Reading proficiency: 21% ▼ -10.00%
• Median HH income: $37,682
• Composite: 16.73/100
• National rank: #9162
• State rank: #213 of 238 in AR

Livability — North Crossett

• Score: 61/100
• State rank: #239
• US rank: #17857

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Crossett, AR
• Population (ZIP): 10,368

Population outlook (Ashley County) Hauer SSP2

• Today (2025): 18,757 people
• By 2030: 17,541 · -6.5%
• By 2040: 15,243 · -18.7%
• By 2050: 13,136 · -30.0%
• By 2075: 8,901 · -52.5%
• By 2100: 5,626 · -70.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 28% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Ashley

• 2024 margin: Solid R (+48.0) · D 25.2% · R 73.2% · Other 1.6%
• 2008→2024 swing: -19.9pp toward R · 2008: -28.1pp · 2024: -48.0pp
• All cycles: 2024: R+48.0 2020: R+43.2 2016: R+36.5 2012: R+25.4 2008: R+28.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.73%
• Current HPI: 125.616
• 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

2 events — show timeline

• 2026-06-16 Pending — CARMLS
• 2026-05-04 Listed $75,000 CARMLS

Property tax history

-0.2%/yr

Latest (2025): $135 · +8.3% YoY. Source: county tax records.