1520 Calhoun 54 · Hampton, AR 71744

$130,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured public records · 77 Days on market

Built 2003 3.00 ac lot

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Why this score? — see what drove the D 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 +12.6/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Country Living close to town!! 3 bed/2 bath mobile home on 3 acres. Enjoy peaceful living with plenty of room for a garden, animals, or simply enjoying the outdoors. Spacious wooden decks on front and back. Large 35 x 60 shop for projects and also has a separate 14 x 24 storage building. Comes with a chicken coop and a rabbit cage also. Has new septic lines also

Key facts

• Large shop
• Rabbit cage
• 3 acres

Tags

• 3 ACRES
• SPACIOUS WOODEN DECKS
• LARGE SHOP
• SEPARATE STORAGE BUILDING
• CHICKEN COOP
• RABBIT CAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $-17 ($-207/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (14.2% below list).
• Recommended offer: $112k (14.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#87 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, crime D-, amenities F.
• Hampton School District (rural): math 20% / reading 25% proficiency, ranked #205 of 238 in AR (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Hampton Elementary School (math 27% / reading 32%, grade F, #305 of 454 statewide, top 71%, 285 students, 70% FRL); Hampton High School (math 12% / reading 22%, grade F, #255 of 292 statewide, top 89%, 258 students, 72% FRL) — zoned schools average 71% FRL vs 56% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 15 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($899 loan paydown + $4k appreciation (3.0% local appreciation)).
• Calhoun County population projected at -20% 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 $36k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $111,536 (14.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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 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?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.57%
• DSCR: 0.97
• GRM: 9.7

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: 7.0%
• Equity multiple: 1.40×
• Total profit: $14,578
• Equity at exit: $58,454

10-year hold

• IRR: 9.8%
• Equity multiple: 2.47×
• Total profit: $53,480
• Equity at exit: $90,084

Cash invested: $36,400 (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 71744

• Active inventory: 15
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,115 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $-17

Break-even live

Break-even rent $1,137

Max offer price $127,503

Occupancy floor 97%

Sensitivity live

Price	-10% $73	-5% $28	+0% $-17	+5% $-62	+10% $-107
Rent	-10% $-105	-5% $-61	+0% $-17	+5% $27	+10% $71
Rate	-1.0pp $48	-0.5pp $16	base $-17	+0.5pp $-51	+1.0pp $-85

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $130,000 Active 77 DOM
2. 2026-06-21
   days on market $130,000 Active 76 DOM
3. 2026-06-19
   days on market $130,000 Active 74 DOM
4. 2026-06-18
   days on market $130,000 Active 73 DOM
5. 2026-06-17
   days on market $130,000 Active 72 DOM
6. 2026-06-16
   days on market $130,000 Active 71 DOM
7. 2026-06-15
   days on market $130,000 Active 70 DOM
8. 2026-06-14
   days on market $130,000 Active 68 DOM
9. 2026-06-12
   statusdays on market $130,000 Active 67 DOM
10. 2026-06-09
    days on market $130,000 Price Change 64 DOM
11. 2026-06-08
    days on market $130,000 Price Change 63 DOM
12. 2026-06-07
    pricestatusdays on market $130,000 Price Change 62 DOM
13. 2026-06-05
    days on market $135,500 Active 60 DOM
14. 2026-06-04
    days on market $135,500 Active 58 DOM
15. 2026-06-02
    days on market $135,500 Active 57 DOM
16. 2026-06-01
    days on market $135,500 Active 56 DOM
17. 2026-05-31
    days on market $135,500 Active 55 DOM
18. 2026-05-31
    days on market $135,500 Active 54 DOM
19. 2026-05-02
    price $135,500 364-char remark

    Show marketing remark (364 chars)

    Country Living close to town!! 3 bed/2 bath mobile home on 3 acres. Enjoy peaceful living with plenty of room for a garden, animals, or simply enjoying the outdoors. Spacious wooden decks on front and back. Large 35 x 60 shop for projects and also has a separate 14 x 24 storage building. Comes with a chicken coop and a rabbit cage also. Has new septic lines also

20. 2026-04-02
    listed $139,500 New Listing 364-char remark

    Show marketing remark (364 chars)

    Country Living close to town!! 3 bed/2 bath mobile home on 3 acres. Enjoy peaceful living with plenty of room for a garden, animals, or simply enjoying the outdoors. Spacious wooden decks on front and back. Large 35 x 60 shop for projects and also has a separate 14 x 24 storage building. Comes with a chicken coop and a rabbit cage also. Has new septic lines also

21. 2023-10-04
    soldstatus $309,000
22. 1995-10-04
    soldstatus $8,000

ⓘ 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 3/10 Moderate 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $13,384
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$3,782
• Taxable loss: −$2,421
• Est. tax savings @ 24.0%: +$581
• After-tax cash flow: $374/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: Hampton School District
• NCES district ID: 0507230
• Math proficiency: 20% ▼ -9.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $35,288
• Composite: 18.57/100
• National rank: #8909
• State rank: #205 of 238 in AR

Livability — Hampton

• Score: 68/100
• State rank: #87
• US rank: #9720

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,961

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 4,921 people
• By 2030: 4,726 · -4.0%
• By 2040: 4,314 · -12.3%
• By 2050: 3,912 · -20.5%
• By 2075: 3,300 · -32.9%
• By 2100: 2,891 · -41.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 9% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Calhoun

• 2024 margin: Solid R (+61.9) · D 18.1% · R 80.0% · Other 1.9%
• 2008→2024 swing: -27.1pp toward R · 2008: -34.8pp · 2024: -61.9pp
• All cycles: 2024: R+61.9 2020: R+53.0 2016: R+40.8 2012: R+36.7 2008: R+34.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+1593.8% since first listed

4 events — show timeline

• 2026-05-02 Price Changed $135,500 CARMLS
• 2026-04-02 Listed $139,500 CARMLS
• 2023-10-04 Sold (Public Records) $309,000 Public Records
• 1995-10-04 Sold (Public Records) $8,000 Public Records

Property tax history

-28.5%/yr

Latest (2023): $15 · -77.3% YoY. Source: county tax records.