605a Alamo Dr · Mountain View, AR 72560

$129,000

3 bd · 2.0 ba · 1,508 sqft · SingleFamily · 26 Days on market

Built 1993 9,583 sqft lot $86/sqft · 23% below area Est $167k · 23% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Schools +3.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Such a gem!!! Check out this cute as a button home in town. 2 bedroom 2 bath home with an extra room that can be an office, game room for the kids or another bedroom. Upstairs is a loft area for even more sleeping space or a little nook for your reading area! There is a storage shed and a back deck. Plenty of room for a growing family. This property is very close to the park where the kids can play or you can go on the walking trail. The square isn't too far away either, where you can go relax and enjoy music on the weekends. Can be an income producer or your first home. Come and check it out!

Key facts

• Walking trail
• Extra room
• Storage shed

Tags

• EXTRA ROOM
• LOFT AREA
• STORAGE SHED
• BACK DECK
• CLOSE TO PARK
• WALKING TRAIL

Property features AI

Finance

• Other: Neighborhood amenities include swimming pools, playground, picnic area, and fitness/bike trail
• Financial info: Financing available: VA, FHA, Conventional, or Cash
• HOA & community: Termite contract

Exterior

• Parking: 1 car parking
• Utilities: Public sewer; Public water; Municipal electric service (Entergy); Propane/butane gas; Private telephone service
• Home design: Frame and Hardie Board exterior; Crawl space foundation; 3-tab shingle roof; Inside city limits
• Construction: Frame construction; Hardie Board siding; Crawl space foundation; 3-tab shingle roof
• Exterior features: Deck; Front porch; Paved road access; Subdivision setting; Sloped and level areas

Interior

• Kitchen: Electric range; Refrigerator included
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric cooling; Heat pump; Gas space heater
• Interior features: Electric water heater; Bonus room; Laundry room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $30 ($361/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (9.6% below list).
• Recommended offer: $117k (9.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.3% in Mountain View — 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 58/100 on livability (#316 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime D-, amenities F, commute F.
• 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.
• Zoned schools: Mountain View Elem. School (math 42% / reading 32%, grade F, #229 of 454 statewide, top 54%, 491 students, 99% FRL); Mountain View Middle School (math 36% / reading 42%, grade F, #102 of 201 statewide, top 52%, 369 students, 99% FRL); Mountain View High School (math 22% / reading 47%, grade F, #92 of 292 statewide, top 37%, 319 students, 99% FRL) — zoned schools average 99% FRL vs 54% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 162 active listings in the ZIP; 2 units permitted in Stone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Stone County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $75k; list at $129k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,650 (9.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.90% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (median comp): $166,652
• List price: $129,000
• Delta: -22.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1005 Briarwood St	0.26mi	3/2.0	1,513 (+0%)	11mo	$269,500	$178	78
801 Clarence St	0.25mi	3/2.0	1,421 (-6%)	4mo	$159,900	$113	76
218 Brewer Ave	0.57mi	3/2.0	1,450 (-4%)	1mo	$210,000	$145	66
305 Rock Ave	0.21mi	3/2.0	1,404 (-7%)	16mo	$187,000	$133	65
1101 Briarwood	0.32mi	3/2.0	1,626 (+8%)	12mo	$288,000	$177	62
118 Lancaster	0.44mi	3/2.5	1,408 (-7%)	7mo	$278,000	$197	60
400 W Washington St	0.43mi	3/1.5	1,384 (-8%)	6mo	$120,000	$87	60
1000 Clarence St St	0.35mi	3/2.0	1,662 (+10%)	9mo	$230,000	$138	59
104 S Grover Ave	0.67mi	3/2.0	1,539 (+2%)	10mo	$200,000	$130	57
308 E Webb St	0.66mi	3/2.0	1,510 (+0%)	19mo	$199,000	$132	53
211 S Vine Ave	0.53mi	3/2.0	1,407 (-7%)	23mo	$145,000	$103	45
106 N Grover Ave	0.65mi	2/2.0 (-1)	1,591 (+6%)	16mo	$199,000	$125	43

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-18,972
• Equity at exit: $19,234

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-13,985
• Equity at exit: $11,154

Cash invested: $36,120 (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 72560

• Home prices YoY: -23.2%
• Active inventory: 162
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,166 medium
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $30

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 92%

Sensitivity live

Price	-10% $119	-5% $75	+0% $30	+5% $-15	+10% $-59
Rent	-10% $-62	-5% $-16	+0% $30	+5% $76	+10% $122
Rate	-1.0pp $95	-0.5pp $63	base $30	+0.5pp $-3	+1.0pp $-37

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-21
   days on market $129,000 Active 26 DOM
2. 2026-06-19
   days on market $129,000 Active 24 DOM
3. 2026-06-18
   days on market $129,000 Active 23 DOM
4. 2026-06-17
   days on market $129,000 Active 22 DOM
5. 2026-06-16
   days on market $129,000 Active 21 DOM
6. 2026-06-15
   days on market $129,000 Active 20 DOM
7. 2026-06-14
   days on market $129,000 Active 18 DOM
8. 2026-06-12
   days on market $129,000 Active 17 DOM
9. 2026-06-09
   days on market $129,000 Active 14 DOM
10. 2026-06-08
    days on market $129,000 Active 13 DOM
11. 2026-06-07
    days on market $129,000 Active 12 DOM
12. 2026-06-07
    days on market $129,000 Active 11 DOM
13. 2026-06-02
    statusdays on market $129,000 Active 7 DOM
14. 2026-06-01
    days on market $129,000 New Listing 6 DOM
15. 2026-05-31
    days on market $129,000 New Listing 5 DOM
16. 2026-05-30
    days on market $129,000 New Listing 4 DOM
17. 2026-05-20
    historical
18. 2026-03-21
    price $129,000
19. 2025-11-20
    listed $134,000 New Listing
20. 2025-11-16
    historical
21. 2025-11-14
    status Back on Market
22. 2025-10-07
    status Under Contract
23. 2025-07-22
    price $134,000
24. 2025-06-18
    price $139,000
25. 2025-05-16
    listed $149,000 New Listing
26. 2019-07-29
    soldstatus $75,000 Sold
27. 2019-07-10
    historical Take Backups
28. 2019-05-16
    listed $79,000 New Listing
29. 2019-01-31
    historical
30. 2018-06-02
    price $84,900
31. 2018-01-30
    listed $99,000 New Listing
32. 2015-05-08
    soldstatus $63,000
33. 2015-04-19
    historical
34. 2015-01-04
    historical
35. 2014-12-23
    listed $75,000
36. 2014-05-28
    listed $75,000

ⓘ 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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $13,998
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$3,753
• Taxable loss: −$1,800
• Est. tax savings @ 24.0%: +$432
• After-tax cash flow: $793/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: 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 — Mountain View

• Score: 58/100
• State rank: #316
• US rank: #20958

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mountain View, AR
• City population: 7,650
• Population (ZIP): 7,650

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 (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 3% Native American 1%
• Common ancestry: Slovak 4% Iranian 3% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 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: ▼ -48.20%
• Current HPI: 159.8996
• 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

+72.0% since first listed

21 events — show timeline

• 2026-05-26 Listed $129,000 CARMLS
• 2026-05-20 Listing Removed — CARMLS
• 2026-03-21 Price Changed $129,000 CARMLS
• 2025-11-20 Listed $134,000 CARMLS
• 2025-11-16 Listing Removed — CARMLS
• 2025-11-14 Relisted — CARMLS
• 2025-10-07 Pending — CARMLS
• 2025-07-22 Price Changed $134,000 CARMLS
• 2025-06-18 Price Changed $139,000 CARMLS
• 2025-05-16 Listed $149,000 CARMLS
• 2019-07-29 Sold (MLS) $75,000 CARMLS
• 2019-07-10 Contingent — CARMLS
• 2019-05-16 Listed $79,000 CARMLS
• 2019-01-31 Listing Removed — CARMLS
• 2018-06-02 Price Changed $84,900 CARMLS
• 2018-01-30 Listed $99,000 CARMLS
• 2015-05-08 Sold (MLS) $63,000 CARMLS
• 2015-04-19 Listing Removed — CARMLS
• 2015-01-04 Listing Removed — CARMLS
• 2014-12-23 Listed $75,000 CARMLS
• 2014-05-28 Listed $75,000 CARMLS