234 Dogwood Dr · White Hall, AR 72150

$80,000

4 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 35 Days on market

Built 2001 0.92 ac lot $48/sqft · 49% below area Est $147k · 46% under ↓ 6% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Come checkout this 4 bed 2 bath mobile home on a spacious lot with metal shop. This property sits on a decent sized lot with room to expand as a fellow neighbor is willing to sell their vacant lot adjoining. Property has solid bones, come finish the updates and make it yours. The metal shop is perfect for storage, projects, or a work shop. It has 3 large bedrooms and a fourth bedroom that would be great as a nursery or a extra large walk in closet due to its proximity to the master bedroom. Seller Motivated for a Cash or Conventional loan buyer! Reach out with any questions or to schedule a private showing.

Key facts

• Metal shop
• Spacious lot
• Room to expand

Tags

• METAL SHOP
• SPACIOUS LOT
• ROOM TO EXPAND

Property features AI

Finance

• Other: Approx. 1,568 total square feet; Approx. 0.92 acre lot (200x200), acreage source: courthouse; Taxes listed for 2025
• Financial info: Financing available: conventional loan or cash

Exterior

• Utilities: Public water; Municipal electric service (Entergy)
• Home design: Single‑family property; Located in Clearwater Estates, Sheridan, Grant County
• Construction: Metal roof; No foundation specified
• Exterior features: Metal/vinyl siding; Paved road access; Level lot

Interior

• Kitchen: Free‑standing stove; Microwave
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Great Room; Carpet and vinyl flooring; Central electric heating and central electric cooling

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $613 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 4.0% in White Hall — 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 73/100 on livability (#20 in AR) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Sheridan School District (town): math 36% / reading 38% proficiency, ranked #89 of 238 in AR (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 137 active listings in the ZIP; 28 units permitted in Grant County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Grant County population projected to shrink 3% 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major 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 $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.75% ✓
• Cap rate: 15.49%
• Cash-on-cash: 32.86%
• DSCR: 2.46
• GRM: 4.8

CMA / ARV

• ARV (median comp): $146,842
• List price: $80,000
• Delta: -45.52%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Poplar Ln	0.08mi	4/2.0	1,680 (0%)	11mo	$135,000	$80	87
10794 Hwy 270 E	0.09mi	3/2.0 (-1)	1,680 (0%)	15mo	$218,000	$130	78
31 Holland Dr	0.54mi	4/2.0	1,860 (+11%)	23mo	$233,000	$125	38

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: 28.0%
• Equity multiple: 2.16×
• Total profit: $26,091
• Equity at exit: $11,928

10-year hold

• IRR: 35.5%
• Equity multiple: 4.26×
• Total profit: $72,968
• Equity at exit: $6,917

Cash invested: $22,400 (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 72150

• Home prices YoY: -18.1%
• Active inventory: 137
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,403 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$42 /mo · $508/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $613

Break-even live

Break-even rent $627

Max offer price $80,000

Occupancy floor 51%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $80,000 Active 35 DOM
2. 2026-06-17
   days on market $80,000 Active 34 DOM
3. 2026-06-16
   days on market $80,000 Active 33 DOM
4. 2026-06-15
   days on market $80,000 Active 32 DOM
5. 2026-06-14
   days on market $80,000 Active 30 DOM
6. 2026-06-10
   statusdays on market $80,000 Active 27 DOM
7. 2026-06-09
   days on market $80,000 Price Change 26 DOM
8. 2026-06-08
   days on market $80,000 Price Change 25 DOM
9. 2026-06-07
   days on market $80,000 Price Change 24 DOM
10. 2026-06-05
    days on market $80,000 Price Change 21 DOM
11. 2026-06-03
    remarks 615-char remark
12. 2026-06-03
    pricestatusdays on market $80,000 Price Change 20 DOM
13. 2026-06-02
    days on market $85,000 Active 19 DOM
14. 2026-06-01
    days on market $85,000 Active 18 DOM
15. 2026-05-31
    days on market $85,000 Active 17 DOM
16. 2026-05-31
    days on market $85,000 Active 16 DOM
17. 2026-05-14
    listed $85,000 New Listing 558-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $508 · $42/mo
• Projected year-2 tax: $512 · $43/mo
• Expected delta: +$4/yr ($0/mo · 0.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $16,840
• − Mortgage interest: −$4,481
• − Property taxes: −$508
• − Insurance: −$400
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − Depreciation: −$2,327
• Taxable income: $6,429
• Est. tax owed @ 24.0%: −$1,543
• After-tax cash flow: $5,818/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: Sheridan School District
• NCES district ID: 0500015
• Math proficiency: 36% ▼ -16.00%
• Reading proficiency: 38% ▼ -9.00%
• Median HH income: $49,974
• Composite: 32.0/100
• National rank: #5831
• State rank: #89 of 238 in AR

Livability — White Hall

• Score: 73/100
• State rank: #20
• US rank: #5275

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,476

Population outlook (Grant County) Hauer SSP2

• Today (2025): 18,477 people
• By 2030: 18,551 · +0.4%
• By 2040: 18,442 · -0.2%
• By 2050: 17,901 · -3.1%
• By 2075: 16,240 · -12.1%
• By 2100: 13,761 · -25.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Black 2%
• Common ancestry: Lithuanian 1% Iranian 1% Serbian 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Grant

• 2024 margin: Solid R (+68.9) · D 14.8% · R 83.6% · Other 1.6%
• 2008→2024 swing: -17.9pp toward R · 2008: -51.0pp · 2024: -68.9pp
• All cycles: 2024: R+68.9 2020: R+67.4 2016: R+54.7 2012: R+51.9 2008: R+51.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -37.06%
• Current HPI: 167.1638
• 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

-5.9% since first listed

2 events — show timeline

• 2026-06-04 Price Changed $80,000 CARMLS
• 2026-05-14 Listed $85,000 CARMLS

Property tax history

+30.2%/yr

Latest (2025): $508 · +0.0% YoY. Source: county tax records.