150 E Gum Log Rd · Russellville, AR 72802

$44,900

2 bd · 1.0 ba · 720 sqft · Manufactured public records · 80 Days on market

0.64 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
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great Rental Property. .. .. new countertops, new flooring, new paint, move in ready

Key facts

• New flooring
• New paint
• New countertops

Tags

• NEW COUNTERTOPS
• NEW FLOORING
• NEW PAINT

Property features AI

Finance

• HOA & community: Monthly association fee

Exterior

• Parking: Unpaved driveway
• Utilities: Electricity available; Public water available
• Home design: Single-story; Metal siding; Block foundation; Metal roof; Property more than 25 years old
• Construction: Metal siding construction; Block foundation; Metal roof; Built over 25 years ago
• Exterior features: Unpaved driveway; Cleared lot; Outside city limits; Shared road frontage

Interior

• Kitchen: Microwave
• Flooring: Carpet; Laminate; Simulated wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Cathedral ceilings; Split bedroom layout; Window treatments and blinds
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($894 rent vs $45k).
• Recommended offer: $42k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.1% vs local median 3.5% in Russellville — 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 77/100 on livability (#10 in AR, #3,049 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: commute F, employment F.
• Russellville School District (town): math 46% / reading 45% proficiency, ranked #38 of 238 in AR (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 218 active listings in the ZIP; 55 units permitted in Pope County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($64k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $310 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Pope County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($42k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $42,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.99% ✓
• Cap rate: 18.10%
• Cash-on-cash: 42.17%
• DSCR: 2.88
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 38.8%
• Equity multiple: 2.66×
• Total profit: $20,846
• Equity at exit: $6,695

10-year hold

• IRR: 45.3%
• Equity multiple: 5.32×
• Total profit: $54,324
• Equity at exit: $3,882

Cash invested: $12,572 (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 72802

• Home prices YoY: -14.1%
• Active inventory: 218
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $894 medium
• Mortgage (P&I): −$235
• Tax from tax record: −$11 /mo · $128/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $442

Break-even live

Break-even rent $335

Max offer price $44,900

Occupancy floor 46%

Sensitivity live

Price	-10% $467	-5% $454	+0% $442	+5% $429	+10% $416
Rent	-10% $371	-5% $406	+0% $442	+5% $477	+10% $512
Rate	-1.0pp $464	-0.5pp $453	base $442	+0.5pp $430	+1.0pp $418

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $44,900 Active 80 DOM
2. 2026-06-18
   days on market $44,900 Active 79 DOM
3. 2026-06-17
   days on market $44,900 Active 78 DOM
4. 2026-06-16
   days on market $44,900 Active 77 DOM
5. 2026-06-16
   price $44,900 Active 76 DOM
6. 2026-06-15
   days on market $49,900 Active 76 DOM
7. 2026-06-14
   days on market $49,900 Active 74 DOM
8. 2026-06-12
   days on market $49,900 Active 73 DOM
9. 2026-06-09
   days on market $49,900 Active 70 DOM
10. 2026-06-08
    days on market $49,900 Active 69 DOM
11. 2026-06-07
    days on market $49,900 Active 68 DOM
12. 2026-06-05
    days on market $49,900 Active 65 DOM
13. 2026-06-03
    price $49,900 Active 63 DOM
14. 2026-06-02
    days on market $69,900 Active 63 DOM
15. 2026-06-01
    days on market $69,900 Active 62 DOM
16. 2026-05-31
    days on market $69,900 Active 61 DOM
17. 2026-05-30
    days on market $69,900 Active 60 DOM
18. 2026-03-31
    listed $69,900 Active

ⓘ 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: $128 · $11/mo
• Projected year-2 tax: $287 · $24/mo
• Expected delta: +$160/yr (+$13/mo · 124.9%)

ⓘ 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 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $10,733
• − Mortgage interest: −$2,515
• − Property taxes: −$128
• − Insurance: −$224
• − Repairs & maintenance: −$859
• − Management: −$859
• − Depreciation: −$1,306
• Taxable income: $4,842
• Est. tax owed @ 24.0%: −$1,162
• After-tax cash flow: $4,139/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: Russellville School District
• NCES district ID: 0512060
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $38,619
• Composite: 37.98/100
• National rank: #4293
• State rank: #38 of 238 in AR

Livability — Russellville

• Score: 77/100
• State rank: #10
• US rank: #3049

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pope County · 42,302 people
• City population: 42,302
• Metro: Russellville, AR
• Population (ZIP): 23,283
• Household income: $64,110
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 404.0

Population outlook (Pope County) Hauer SSP2

• Today (2025): 66,303 people
• By 2030: 67,635 · +2.0%
• By 2040: 70,046 · +5.6%
• By 2050: 72,107 · +8.8%
• By 2075: 78,042 · +17.7%
• By 2100: 82,343 · +24.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 11% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 8% French/Haitian/Cajun 1%

Political lean MEDSL · Pope

• 2024 margin: Solid R (+52.2) · D 22.7% · R 74.9% · Other 2.4%
• 2008→2024 swing: -8.9pp toward R · 2008: -43.3pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+50.4 2016: R+50.5 2012: R+47.2 2008: R+43.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -37.02%
• Current HPI: 225.2177
• Rent YoY: —
• Metro: Russellville, 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

1 event — show timeline

• 2026-03-31 Listed $69,900 NWARMLS

Property tax history

+5.0%/yr

Latest (2025): $128 · +7.2% YoY. Source: county tax records.