15788 Highway 263 · Fox, AR 72051

$98,000

4 bd · 2.0 ba · 2,016 sqft · Manufactured · 95 Days on market

Built 2014 Average condition 0.97 ac lot ↓ 18% since listing

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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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.1/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks MLS

This 4 bedroom 2 bathroom 2016 Sq Ft. mobile home sits on one acre of land just across from the Fox Park. Within walking distance to the post office as well as Fox Country Store and only a few minutes to the school. Only about 30 minutes to the beautiful town of Mountain View. Less than two hours to Branson and Conway . This home has been well taken care of and has had some updates such as a new roof and new flooring. Great place and great area for a first time home buyer. There is a nice yard with a great garden spot. No restrictions allowing someone to have chickens and or whatever you want. Lots of possibilities here. Call today to schedule a showing.

Key facts

• Great garden spot
• Minutes to school
• New flooring

Tags

• ONE ACRE OF LAND
• MINUTES TO SCHOOL
• NEW ROOF
• NEW FLOORING
• GREAT GARDEN SPOT
• NO RESTRICTIONS FOR CHICKENS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $98k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $89k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Mountain View School District (rural): math 34% / reading 41% proficiency, ranked #107 of 238 in AR (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 11 active listings in the ZIP; 2 units permitted in Stone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($678 loan paydown + $3k appreciation (3.0% local appreciation)).
• Stone County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,180 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.31% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.90%
• DSCR: 1.66
• GRM: 6.3

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: 21.5%
• Equity multiple: 2.22×
• Total profit: $33,525
• Equity at exit: $44,065

10-year hold

• IRR: 22.6%
• Equity multiple: 4.24×
• Total profit: $88,975
• Equity at exit: $67,909

Cash invested: $27,440 (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 72051

• Active inventory: 11
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,289 medium
• Mortgage (P&I): −$514
• Tax est. 1.5%: −$122 /mo · $1,470/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $341

Break-even live

Break-even rent $857

Max offer price $98,000

Occupancy floor 69%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-02
   days on market $98,000 Active 95 DOM
2. 2026-06-01
   days on market $98,000 Active 94 DOM
3. 2026-05-31
   days on market $98,000 Active 93 DOM
4. 2026-05-30
   days on market $98,000 Active 92 DOM
5. 2026-04-24
   price $98,000 662-char remark

   Show marketing remark (662 chars)

   This 4 bedroom 2 bathroom 2016 Sq Ft. mobile home sits on one acre of land just across from the Fox Park. Within walking distance to the post office as well as Fox Country Store and only a few minutes to the school. Only about 30 minutes to the beautiful town of Mountain View. Less than two hours to Branson and Conway . This home has been well taken care of and has had some updates such as a new roof and new flooring. Great place and great area for a first time home buyer. There is a nice yard with a great garden spot. No restrictions allowing someone to have chickens and or whatever you want. Lots of possibilities here. Call today to schedule a showing.

6. 2026-03-30
   price $109,000 662-char remark

   Show marketing remark (662 chars)

   This 4 bedroom 2 bathroom 2016 Sq Ft. mobile home sits on one acre of land just across from the Fox Park. Within walking distance to the post office as well as Fox Country Store and only a few minutes to the school. Only about 30 minutes to the beautiful town of Mountain View. Less than two hours to Branson and Conway . This home has been well taken care of and has had some updates such as a new roof and new flooring. Great place and great area for a first time home buyer. There is a nice yard with a great garden spot. No restrictions allowing someone to have chickens and or whatever you want. Lots of possibilities here. Call today to schedule a showing.

7. 2026-02-27
   listed $120,000 New Listing 662-char remark

   Show marketing remark (662 chars)

   This 4 bedroom 2 bathroom 2016 Sq Ft. mobile home sits on one acre of land just across from the Fox Park. Within walking distance to the post office as well as Fox Country Store and only a few minutes to the school. Only about 30 minutes to the beautiful town of Mountain View. Less than two hours to Branson and Conway . This home has been well taken care of and has had some updates such as a new roof and new flooring. Great place and great area for a first time home buyer. There is a nice yard with a great garden spot. No restrictions allowing someone to have chickens and or whatever you want. Lots of possibilities here. Call today to schedule a showing.

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $15,463
• − Mortgage interest: −$5,490
• − Property taxes: −$1,470
• − Insurance: −$490
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$2,851
• Taxable income: $2,688
• Est. tax owed @ 24.0%: −$645
• After-tax cash flow: $3,443/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.

Condition & rehab AI · 13 photos

Average 55/100 Cosmetic rehab

This 4-bedroom, 2-bathroom mobile home is in average condition with some cosmetic updates needed. The home has a good roof and foundation, but the exterior siding and landscaping could benefit from some updates. Painting the interior and improving the landscaping would significantly increase its value.

Repairs flagged

• Minor Landscaping — The landscaping could benefit from some updates to improve curb appeal.

Value-add opportunities

• Resale Paint the interior walls and cabinets — Painting the interior walls and cabinets can significantly improve the home's appearance and value.
• Both Landscaping improvements — Landscaping improvements can enhance the home's curb appeal and increase both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · The landscaping could benefit from some updates to improve curb appeal.	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Resale Paint the interior walls and cabinets — Painting the interior walls and cabinets can significantly improve the home's appearance and value. ↑
• Both Landscaping improvements — Landscaping improvements can enhance the home's curb appeal and increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Mountain View School District
• NCES district ID: 0510200
• Math proficiency: 34% ▼ -20.00%
• Reading proficiency: 41% ▼ -13.00%
• Median HH income: $31,281
• Composite: 30.61/100
• National rank: #6192
• State rank: #107 of 238 in AR

Livability — Fox

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

Census & demographics

• Census place: Fox, AR
• City population: 604
• Population (ZIP): 604

Population outlook (Stone County) Hauer SSP2

• Today (2025): 12,440 people
• By 2030: 12,372 · -0.5%
• By 2040: 12,081 · -2.9%
• By 2050: 11,628 · -6.5%
• By 2075: 10,863 · -12.7%
• By 2100: 9,420 · -24.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 13%
• Common ancestry: Italian 11% Iranian 4% Romanian 1%

Political lean MEDSL · Stone

• 2024 margin: Solid R (+61.7) · D 18.1% · R 79.7% · Other 2.2%
• 2008→2024 swing: -25.3pp toward R · 2008: -36.4pp · 2024: -61.7pp
• All cycles: 2024: R+61.7 2020: R+57.9 2016: R+52.3 2012: R+45.2 2008: R+36.4

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

-18.3% since first listed

3 events — show timeline

• 2026-04-24 Price Changed $98,000 CARMLS
• 2026-03-30 Price Changed $109,000 CARMLS
• 2026-02-27 Listed $120,000 CARMLS