707 Ditch Bank Ave Unit 1/2 · Humphrey, AR 72073

$42,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 8 Days on market

Built 2012 Fair condition 0.25 ac lot Est $46k · 7% under

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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 +30.0/30.0
• ARV discount +10.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.9/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Investment Opportunity!!

Key facts

• 0.25 acre lot
• Built 2012
• Listed 7 days

Property features AI

Finance

• Other: Approximate lot size: 0.25 acre (10890 sq ft); Approximate living area reported from tax records: 1,216

Exterior

• Home design: Single-level entry (not permanent foundation noted)
• Construction: Composition roof; Not permanent foundation; Metal/vinyl siding
• Exterior features: Metal/vinyl siding; Paved road access; Rural property setting

Interior

• Kitchen: Free-standing stove
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Vinyl floors; Free-standing stove

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $43k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $462 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $43k).

Location & tenants

• Location reads 70/100 on livability (#49 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, schools F, amenities F.
• Dewitt School District (rural): math 43% / reading 42% proficiency, ranked #58 of 238 in AR (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP; 17 units permitted in Arkansas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($297 loan paydown + $2k appreciation (3.9% local appreciation)).
• Arkansas County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 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

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $42,900

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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.61% ✓
• Cap rate: 22.72%
• Cash-on-cash: 58.67%
• DSCR: 3.61
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $46,208
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 N Main St	0.44mi	3/2.0	1,326 (+9%)	4mo	$50,000	$38	61

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 52.6%
• Equity multiple: 4.05×
• Total profit: $36,653
• Equity at exit: $21,376

10-year hold

• IRR: 51.5%
• Equity multiple: 8.25×
• Total profit: $87,032
• Equity at exit: $34,666

Cash invested: $12,012 (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 72073

• Home prices YoY: 2.9%
• Active inventory: 3
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,119 medium
• Mortgage (P&I): −$225
• Tax est. 1.5%: −$54 /mo · $644/yr
• Insurance: −$18
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $462

Break-even live

Break-even rent $534

Max offer price $42,900

Occupancy floor 54%

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: $10,725
• Closing costs: $1,287
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $42,900 Active 8 DOM
2. 2026-06-18
   statusdays on market $42,900 Active 7 DOM
3. 2026-06-17
   days on market $42,900 New Listing 6 DOM
4. 2026-06-16
   days on market $42,900 New Listing 5 DOM
5. 2026-06-15
   days on market $42,900 New Listing 4 DOM
6. 2026-06-14
   days on market $42,900 New Listing 2 DOM
7. 2026-06-12
   remarks 24-char remark

   Show marketing remark (24 chars)

   Investment Opportunity!!

8. 2026-06-12
   listed $42,900 New Listing 1 DOM

   Show marketing remark (24 chars)

   Investment Opportunity!!

ⓘ 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 A · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 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: $13,424
• − Mortgage interest: −$2,403
• − Property taxes: −$644
• − Insurance: −$1,717
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$1,248
• Taxable income: $5,265
• Est. tax owed @ 24.0%: −$1,264
• After-tax cash flow: $4,281/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

Fair 45/100 Moderate rehab

This manufactured home requires moderate renovations to update the kitchen and bathrooms, and improve the exterior. Upgrades will significantly enhance its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Minor bathroom fixtures — small and outdated
• Moderate exterior siding — weathered and in need of repainting

Value-add opportunities

• Resale new kitchen cabinets and countertops — modernizing the kitchen
• Resale updated bathrooms with new fixtures — improving the bathroom experience
• Resale new exterior siding and paint — enhancing curb appeal
• Both landscaping and fence — improving curb appeal and increasing rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · small and outdated	Minor	$500–3,000
exterior siding · weathered and in need of repainting	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale new kitchen cabinets and countertops — modernizing the kitchen ↑
• Resale updated bathrooms with new fixtures — improving the bathroom experience ↑
• Resale new exterior siding and paint — enhancing curb appeal ↑
• Both landscaping and fence — improving curb appeal and increasing 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: Dewitt School District
• NCES district ID: 0500001
• Math proficiency: 43% ▼ -11.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $37,526
• Composite: 35.39/100
• National rank: #4947
• State rank: #58 of 238 in AR

Livability — Humphrey

• Score: 70/100
• State rank: #49
• US rank: #7331

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Humphrey, AR
• Population (ZIP): 862

Population outlook (Arkansas County) Hauer SSP2

• Today (2025): 17,211 people
• By 2030: 16,520 · -4.0%
• By 2040: 15,158 · -11.9%
• By 2050: 13,916 · -19.1%
• By 2075: 11,278 · -34.5%
• By 2100: 8,805 · -48.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 8%
• Common ancestry: Lithuanian 3% Serbian 2% Slovak 1%
• Languages at home: 98% English-only · German/W. Germanic 2%

Political lean MEDSL · Arkansas

• 2024 margin: Solid R (+44.1) · D 27.1% · R 71.2% · Other 1.7%
• 2008→2024 swing: -21.7pp toward R · 2008: -22.4pp · 2024: -44.1pp
• All cycles: 2024: R+44.1 2020: R+39.5 2016: R+30.6 2012: R+22.2 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.85%
• Current HPI: 137.4618
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-12 Listed $42,900 HSBOR
• 2026-06-12 Listed $42,900 CARMLS