11805 Antoinette Rd · Elkins, AR 72727

$149,900

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 18 Days on market

Built 2009 Fair condition 1.00 ac lot

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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 +17.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

1 acre property in Elkins featuring a 1,152 sq ft Skyline model 2203CT trailer (72' x 16') built in 2009, affixed to a permanent foundation with engineer certification. Includes 2 ensuite bedrooms (one with shower, one with tub) and an added sunroom. Large enclosed shed with electricity—ideal for storage, workshop, or hobby space.

Key facts

• Added sunroom
• Permanent foundation
• 1 acre property

Tags

• 1 ACRE PROPERTY
• PERMANENT FOUNDATION
• ENGINEER CERTIFICATION
• ADDED SUNROOM
• LARGE ENCLOSED SHED
• ELECTRICITY FOR STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $127 ($2k/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 $147k (1.8% below list).
• Recommended offer: $147k (1.8% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 4.2% in Elkins — 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 64/100 on livability (#186 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Elkins School District (rural): math 43% / reading 40% proficiency, ranked #57 of 238 in AR (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 131 active listings in the ZIP; solid renter incomes; 3,494 units permitted in Washington County in 2024 (1,497 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.3% local appreciation)).
• Washington County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.3% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, 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 18 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

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

Recommended offer $147,147 (1.8% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 0.98% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.62%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.6%
• Equity multiple: 1.67×
• Total profit: $28,199
• Equity at exit: $69,593

10-year hold

• IRR: 13.6%
• Equity multiple: 3.06×
• Total profit: $86,618
• Equity at exit: $108,987

Cash invested: $41,972 (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 72727

• Home prices YoY: 1.1%
• Active inventory: 131
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,471 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $127

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 86%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-10
   status Pending 338-char remark

   Show marketing remark (338 chars)

   1 acre property in Elkins featuring a 1,152 sq ft Skyline model 2203CT trailer (72' x 16') built in 2009, affixed to a permanent foundation with engineer certification. Includes 2 ensuite bedrooms (one with shower, one with tub) and an added sunroom. Large enclosed shed with electricity—ideal for storage, workshop, or hobby space.

2. 2026-04-30
   status Active 338-char remark

   Show marketing remark (338 chars)

   1 acre property in Elkins featuring a 1,152 sq ft Skyline model 2203CT trailer (72' x 16') built in 2009, affixed to a permanent foundation with engineer certification. Includes 2 ensuite bedrooms (one with shower, one with tub) and an added sunroom. Large enclosed shed with electricity—ideal for storage, workshop, or hobby space.

3. 2026-04-28
   status Pending 338-char remark

   Show marketing remark (338 chars)

   1 acre property in Elkins featuring a 1,152 sq ft Skyline model 2203CT trailer (72' x 16') built in 2009, affixed to a permanent foundation with engineer certification. Includes 2 ensuite bedrooms (one with shower, one with tub) and an added sunroom. Large enclosed shed with electricity—ideal for storage, workshop, or hobby space.

4. 2026-04-18
   listed $149,900 Active 338-char remark

   Show marketing remark (338 chars)

   1 acre property in Elkins featuring a 1,152 sq ft Skyline model 2203CT trailer (72' x 16') built in 2009, affixed to a permanent foundation with engineer certification. Includes 2 ensuite bedrooms (one with shower, one with tub) and an added sunroom. Large enclosed shed with electricity—ideal for storage, workshop, or hobby space.

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 6 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $17,658
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − Depreciation: −$4,361
• Taxable loss: −$923
• Est. tax savings @ 24.0%: +$222
• After-tax cash flow: $1,740/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 · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance to improve its curb appeal and interior aesthetics, which would increase its resale and rental value.

Repairs flagged

• Moderate Exterior siding — Weathered and discolored
• Minor Landscaping — Some overgrown vegetation

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace exterior siding — Improves curb appeal and structural integrity
• Both Landscaping — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and discolored	Moderate	$3,000–15,000
Landscaping · Some overgrown vegetation	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace exterior siding — Improves curb appeal and structural integrity ↑
• Both Landscaping — Enhances curb appeal and property 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: Elkins School District
• NCES district ID: 0505760
• Math proficiency: 43% ▼ -5.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $49,357
• Composite: 35.69/100
• National rank: #4867
• State rank: #57 of 238 in AR

Livability — Elkins

• Score: 64/100
• State rank: #186
• US rank: #14848

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Washington County · 252,056 people
• City population: 6,703
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 6,703
• Household income: $75,402
• Rent vs Own: 12.7% rent · 87.3% own
• Severe rent burden: 5.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 271,748 people
• By 2030: 296,414 · +9.1%
• By 2040: 346,874 · +27.6%
• By 2050: 398,552 · +46.7%
• By 2075: 523,309 · +92.6%
• By 2100: 615,280 · +126.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 12% Hispanic / Latino 10%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 2% Lithuanian 2% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Washington

• 2024 margin: Lean R (+6.7) · D 45.1% · R 51.7% · Other 3.2%
• 2008→2024 swing: +6.4pp toward D · 2008: -13.1pp · 2024: -6.7pp
• All cycles: 2024: R+6.7 2020: R+3.9 2016: R+10.4 2012: R+16.3 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.26%
• Current HPI: 310.3549
• Rent YoY: —
• Metro: Fayetteville-Springdale-Rogers, 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

4 events — show timeline

• 2026-05-10 Pending — NWARMLS
• 2026-04-30 Relisted — NWARMLS
• 2026-04-28 Pending — NWARMLS
• 2026-04-18 Listed $149,900 NWARMLS