22 Cr 795 · Wynne, AR 72326

$120,000

4 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 15 Days on market

Built 1997 5.00 ac lot

---

Why this score? — see what drove the C- 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 +18.0/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• Schools +3.2/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

PRICE REDUCED!!! This 4 bedroom, 2 bath manufactured home is located on Crowley's Ridge on 5 acres. It offers a detached carport and workshop. Sit out back and enjoy the screened in back porch. Make an appointment today to see this property. Call Ashley Brumley at Diamond State Real Estate at 870-238-7700 or 870-318-0655.

Key facts

• Extra storage
• Large shops
• Secluded acres

Tags

• SECLUDED ACRES
• WOODED LAND
• LARGE SHOPS
• WORKSPACE
• EXTRA STORAGE

Property features AI

Finance

• Financial info: Annual taxes listed
• HOA & community: No-fee area

Exterior

• Utilities: Septic system
• Home design: Single-story (property type not specified); 5 acre parcel
• Construction: Crawl space foundation; Flat roof
• Exterior features: Metal/Vinyl siding; Gravel road access; Level lot

Interior

• Kitchen: Electric range
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric cooling
• Interior features: Carpet floors; Den/Family room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $36 ($434/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 $118k (1.7% below list).
• Recommended offer: $118k (1.7% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 4.5% in Wynne — 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 54/100 on livability (#427 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, health & safety A; Watch: schools D, crime F, amenities F.
• Wynne School District (town): math 36% / reading 39% proficiency, ranked #96 of 238 in AR (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP; 17 units permitted in Cross County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($830 loan paydown + $6k appreciation (5.2% local appreciation)).
• Cross County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, 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 15 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $96k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood 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 $117,964 (1.7% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F 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?
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: 0.98% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.67%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.6%
• Equity multiple: 1.94×
• Total profit: $31,590
• Equity at exit: $69,673

10-year hold

• IRR: 15.1%
• Equity multiple: 3.77×
• Total profit: $92,926
• Equity at exit: $121,649

Cash invested: $33,600 (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 72326

• Home prices YoY: 3.1%
• Active inventory: 9
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,180 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $36

Break-even live

Break-even rent $1,134

Max offer price $120,000

Occupancy floor 92%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-12
   status Under Contract
2. 2026-04-27
   listed $120,000 New Listing
3. 2022-07-29
   soldstatus $95,800
4. 2022-07-26
   soldstatus $95,800 326-char remark

   Show marketing remark (326 chars)

   PRICE REDUCED!!! This 4 bedroom, 2 bath manufactured home is located on Crowley's Ridge on 5 acres. It offers a detached carport and workshop. Sit out back and enjoy the screened in back porch. Make an appointment today to see this property. Call Ashley Brumley at Diamond State Real Estate at 870-238-7700 or 870-318-0655.

5. 2022-03-14
   listed $128,000 326-char remark

   Show marketing remark (326 chars)

   PRICE REDUCED!!! This 4 bedroom, 2 bath manufactured home is located on Crowley's Ridge on 5 acres. It offers a detached carport and workshop. Sit out back and enjoy the screened in back porch. Make an appointment today to see this property. Call Ashley Brumley at Diamond State Real Estate at 870-238-7700 or 870-318-0655.

6. 2003-06-03
   soldstatus $48,000
7. 1995-03-15
   soldstatus $10,000

ⓘ 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 8/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $14,156
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$1,398
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − Depreciation: −$3,491
• Taxable loss: −$1,520
• Est. tax savings @ 24.0%: +$365
• After-tax cash flow: $799/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: Wynne School District
• NCES district ID: 0514430
• Math proficiency: 36% ▼ -8.00%
• Reading proficiency: 39% ▼ -7.00%
• Median HH income: $40,508
• Composite: 31.51/100
• National rank: #5970
• State rank: #96 of 238 in AR

Livability — Wynne

• Score: 54/100
• State rank: #427
• US rank: #24166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,030

Population outlook (Cross County) Hauer SSP2

• Today (2025): 16,293 people
• By 2030: 15,636 · -4.0%
• By 2040: 14,312 · -12.2%
• By 2050: 13,050 · -19.9%
• By 2075: 10,362 · -36.4%
• By 2100: 7,873 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 28% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Cross

• 2024 margin: Solid R (+47.6) · D 25.1% · R 72.7% · Other 2.1%
• 2008→2024 swing: -22.2pp toward R · 2008: -25.4pp · 2024: -47.6pp
• All cycles: 2024: R+47.6 2020: R+45.7 2016: R+37.8 2012: R+29.8 2008: R+25.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.23%
• Current HPI: 172.8048
• 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

+1100.0% since first listed

7 events — show timeline

• 2026-05-12 Pending — CARMLS
• 2026-04-27 Listed $120,000 CARMLS
• 2022-07-29 Sold (Public Records) $95,800 Public Records
• 2022-07-26 Sold (MLS) $95,800 CARMLS
• 2022-03-14 Listed $128,000 CARMLS
• 2003-06-03 Sold (Public Records) $48,000 Public Records
• 1995-03-15 Sold (Public Records) $10,000 Public Records

Property tax history

-32.9%/yr

Latest (2025): $4 · +7.8% YoY. Source: county tax records.