192 Clinton Mountain Rd · Holland, AR 72058

$169,900

3 bd · 2.0 ba · 2,040 sqft · SingleFamily public records · 159 Days on market

Built 2000 4.29 ac lot ↓ 12% since listing

---

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).

• Cash flow +17.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +3.4/10.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice double wide mobile home on 4.29 acres Stately oak trees Open floor plan. Large soaking tub, walk in closet, vaulted ceiling with a fireplace. Ramp all the way up to the big front porch. Greenbrier address but quitman school dist. Looking for the perfect get away this is it.

Key facts

• Double wide mh
• Wooded 4.29 acres
• Quiet setting

Tags

• DOUBLE WIDE MH
• WOODED 4.29 ACRES
• QUIET SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $125 ($1k/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 $142k (16.3% below list).
• Recommended offer: $142k (16.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#285 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Quitman School District (rural): math 39% / reading 42% proficiency, ranked #63 of 238 in AR (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 223 active listings in the ZIP; solid renter incomes; 865 units permitted in Faulkner County in 2024 (451 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Faulkner County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($150k) 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 $142,199 (16.3% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.15%
• DSCR: 1.14
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $548,760
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Kenwood Cv	0.18mi	3/2.0	1,811 (-11%)	4mo	$488,000	$269	70

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: -11.4%
• Equity multiple: 0.59×
• Total profit: $-19,672
• Equity at exit: $25,333

10-year hold

• IRR: -2.3%
• Equity multiple: 0.85×
• Total profit: $-7,251
• Equity at exit: $14,690

Cash invested: $47,572 (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 72058

• Home prices YoY: -12.4%
• Active inventory: 223
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,422 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$37 /mo · $442/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $125

Break-even live

Break-even rent $1,264

Max offer price $169,900

Occupancy floor 86%

Sensitivity live

Price	-10% $221	-5% $173	+0% $125	+5% $77	+10% $29
Rent	-10% $12	-5% $69	+0% $125	+5% $181	+10% $237
Rate	-1.0pp $210	-0.5pp $168	base $125	+0.5pp $81	+1.0pp $36

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $169,900 Active 159 DOM
2. 2026-06-18
   days on market $169,900 Active 156 DOM
3. 2026-06-17
   days on market $169,900 Active 155 DOM
4. 2026-06-16
   days on market $169,900 Active 154 DOM
5. 2026-06-15
   days on market $169,900 Active 153 DOM
6. 2026-06-14
   days on market $169,900 Active 151 DOM
7. 2026-06-13
   days on market $169,900 Active 150 DOM
8. 2026-06-10
   days on market $169,900 Active 148 DOM
9. 2026-06-09
   days on market $169,900 Active 147 DOM
10. 2026-06-08
    statusdays on market $169,900 Active 146 DOM
11. 2026-06-07
    days on market $169,900 Price Change 145 DOM
12. 2026-06-03
    days on market $169,900 Price Change 141 DOM
13. 2026-06-02
    days on market $169,900 Price Change 140 DOM
14. 2026-06-01
    pricestatusdays on market $169,900 Price Change 139 DOM
15. 2026-05-31
    days on market $174,900 Active 138 DOM
16. 2026-05-31
    days on market $174,900 Active 137 DOM
17. 2026-05-18
    price $174,900 280-char remark

    Show marketing remark (280 chars)

    Nice double wide mobile home on 4.29 acres Stately oak trees Open floor plan. Large soaking tub, walk in closet, vaulted ceiling with a fireplace. Ramp all the way up to the big front porch. Greenbrier address but quitman school dist. Looking for the perfect get away this is it.

18. 2026-05-01
    price $184,900 280-char remark

    Show marketing remark (280 chars)

    Nice double wide mobile home on 4.29 acres Stately oak trees Open floor plan. Large soaking tub, walk in closet, vaulted ceiling with a fireplace. Ramp all the way up to the big front porch. Greenbrier address but quitman school dist. Looking for the perfect get away this is it.

19. 2026-04-03
    price $189,000 280-char remark

    Show marketing remark (280 chars)

    Nice double wide mobile home on 4.29 acres Stately oak trees Open floor plan. Large soaking tub, walk in closet, vaulted ceiling with a fireplace. Ramp all the way up to the big front porch. Greenbrier address but quitman school dist. Looking for the perfect get away this is it.

20. 2026-03-31
    price $197,999 280-char remark

    Show marketing remark (280 chars)

    Nice double wide mobile home on 4.29 acres Stately oak trees Open floor plan. Large soaking tub, walk in closet, vaulted ceiling with a fireplace. Ramp all the way up to the big front porch. Greenbrier address but quitman school dist. Looking for the perfect get away this is it.

21. 2026-03-20
    price $198,000 280-char remark

    Show marketing remark (280 chars)

    Nice double wide mobile home on 4.29 acres Stately oak trees Open floor plan. Large soaking tub, walk in closet, vaulted ceiling with a fireplace. Ramp all the way up to the big front porch. Greenbrier address but quitman school dist. Looking for the perfect get away this is it.

22. 2026-01-13
    listed $199,000 New Listing 280-char remark

    Show marketing remark (280 chars)

    Nice double wide mobile home on 4.29 acres Stately oak trees Open floor plan. Large soaking tub, walk in closet, vaulted ceiling with a fireplace. Ramp all the way up to the big front porch. Greenbrier address but quitman school dist. Looking for the perfect get away this is it.

ⓘ 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: $442 · $37/mo
• Projected year-2 tax: $1,087 · $91/mo
• Expected delta: +$645/yr (+$54/mo · 145.8%)

ⓘ 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 ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,064
• − Mortgage interest: −$9,517
• − Property taxes: −$442
• − Insurance: −$850
• − Repairs & maintenance: −$1,365
• − Management: −$1,365
• − Depreciation: −$4,943
• Taxable loss: −$1,418
• Est. tax savings @ 24.0%: +$340
• After-tax cash flow: $1,837/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: Quitman School District
• NCES district ID: 0511880
• Math proficiency: 39% ▼ -12.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $44,003
• Composite: 34.33/100
• National rank: #5229
• State rank: #63 of 238 in AR

Livability — Holland

• Score: 59/100
• State rank: #285
• US rank: #19821

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Faulkner County · 103,634 people
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 18,880
• Household income: $76,463
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 97.0

Population outlook (Faulkner County) Hauer SSP2

• Today (2025): 138,985 people
• By 2030: 148,264 · +6.7%
• By 2040: 166,010 · +19.4%
• By 2050: 183,362 · +31.9%
• By 2075: 224,593 · +61.6%
• By 2100: 250,603 · +80.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Two or more races 3% Black 1%
• Common ancestry: Italian 2% Slovak 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Faulkner

• 2024 margin: Solid R (+32.3) · D 32.6% · R 64.9% · Other 2.5%
• 2008→2024 swing: -7.1pp toward R · 2008: -25.3pp · 2024: -32.3pp
• All cycles: 2024: R+32.3 2020: R+29.5 2016: R+31.6 2012: R+31.7 2008: R+25.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.47%
• Current HPI: 277.4936
• Rent YoY: —
• Metro: Little Rock-North Little Rock-Conway, 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

-12.1% since first listed

6 events — show timeline

• 2026-05-18 Price Changed $174,900 CARMLS
• 2026-05-01 Price Changed $184,900 CARMLS
• 2026-04-03 Price Changed $189,000 CARMLS
• 2026-03-31 Price Changed $197,999 CARMLS
• 2026-03-20 Price Changed $198,000 CARMLS
• 2026-01-13 Listed $199,000 CARMLS

Property tax history

-2.2%/yr

Latest (2025): $442 · -16.1% YoY. Source: county tax records.