54 County Road 766 · Wynne, AR 72396

$165,000

4 bd · 2.0 ba · 1,586 sqft · Manufactured public records · 75 Days on market

Built 1998 3.15 ac lot Est $155k · 6% over

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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 +14.9/30.0
• ARV discount +4.7/15.0
• DSCR +4.6/10.0
• Schools +3.2/10.0
• 1% rule +2.8/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 4-bedroom, 2-bathroom mobile home offers ample space for your family on a generous 3.15-acre lot. Enjoy the peace and quiet of country living while having the convenience of being just minutes from town. The home features a comfortable layout with four bedrooms and two full bathrooms. While the home has great potential, it would benefit from some flooring repairs. This is a fantastic opportunity to put your personal touch on the property. The property also includes a 24x30 shop, perfect for storing vehicles, tools, or creating a workshop. The possibilities are endless! With plenty of outdoor space, this property offers the chance to garden, entertain, or simply relax. Don't miss out on this affordable opportunity to own your own slice of country paradise.

Key facts

• Concrete foundations
• Spacious metal shop
• 3.15 acres

Tags

• RURAL ARKANSAS LIVING
• SPACIOUS METAL SHOP
• CONCRETE FOUNDATIONS
• 3.15 ACRES

Property features AI

Finance

• Other: Approximately 3.15 acres
• Financial info: Financing available: VA, FHA, conventional, rural development, or cash

Exterior

• Parking: Detached parking
• Utilities: Public water; Septic system
• Home design: Double wide mobile home; Single-story (double wide); Crawl space foundation
• Construction: Metal/vinyl siding; 3-tab shingle roof
• Exterior features: Gravel road access; Sloped and level areas; Rural property

Interior

• Kitchen: Free-standing stove
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric cooling
• Interior features: Washer connection; Gas logs fireplace
• Laundry & utility: Washer hookup available

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $49 ($591/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 $129k (22.0% below list).
• Recommended offer: $129k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: crime F, amenities F, commute 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.
• Zoned schools: Wynne Intermediate School (math 43% / reading 35%, grade F, #221 of 454 statewide, top 49%, 571 students, 67% FRL); Wynne Junior High School (math 39% / reading 40%, grade F, #92 of 201 statewide, top 50%, 563 students, 60% FRL); Wynne High School (math 22% / reading 41%, grade F, #128 of 292 statewide, top 44%, 784 students, 53% FRL).
• Market conditions: 102 active listings in the ZIP; 17 units permitted in Cross County in 2024 (0 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.
• Cross County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $14k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,701 (22.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 22% 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 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?
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: 0.78% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.28%
• DSCR: 1.06
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $155,428
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
54 County Road 766	0.00mi	4/2.0	1,586 (0%)	0mo	$155,000	$98	100

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-23,685
• Equity at exit: $24,602

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-16,935
• Equity at exit: $14,266

Cash invested: $46,200 (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 72396

• Home prices YoY: -17.6%
• Active inventory: 102
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,287 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$33 /mo · $401/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $49

Break-even live

Break-even rent $1,225

Max offer price $165,000

Occupancy floor 91%

Sensitivity live

Price	-10% $143	-5% $96	+0% $49	+5% $3	+10% $-44
Rent	-10% $-52	-5% $-2	+0% $49	+5% $100	+10% $151
Rate	-1.0pp $132	-0.5pp $91	base $49	+0.5pp $7	+1.0pp $-37

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-05-03
   status Under Contract
2. 2026-04-19
   price $165,000
3. 2026-04-07
   price $169,900
4. 2026-04-03
   price $174,000
5. 2026-03-13
   price $175,000
6. 2026-02-16
   listed $179,000 New Listing
7. 2024-11-07
   soldstatus $120,000
8. 2024-11-06
   soldstatus $120,000 Sold 771-char remark

   Show marketing remark (771 chars)

   This 4-bedroom, 2-bathroom mobile home offers ample space for your family on a generous 3.15-acre lot. Enjoy the peace and quiet of country living while having the convenience of being just minutes from town. The home features a comfortable layout with four bedrooms and two full bathrooms. While the home has great potential, it would benefit from some flooring repairs. This is a fantastic opportunity to put your personal touch on the property. The property also includes a 24x30 shop, perfect for storing vehicles, tools, or creating a workshop. The possibilities are endless! With plenty of outdoor space, this property offers the chance to garden, entertain, or simply relax. Don't miss out on this affordable opportunity to own your own slice of country paradise.

9. 2024-10-05
   status Under Contract 771-char remark

   Show marketing remark (771 chars)

   This 4-bedroom, 2-bathroom mobile home offers ample space for your family on a generous 3.15-acre lot. Enjoy the peace and quiet of country living while having the convenience of being just minutes from town. The home features a comfortable layout with four bedrooms and two full bathrooms. While the home has great potential, it would benefit from some flooring repairs. This is a fantastic opportunity to put your personal touch on the property. The property also includes a 24x30 shop, perfect for storing vehicles, tools, or creating a workshop. The possibilities are endless! With plenty of outdoor space, this property offers the chance to garden, entertain, or simply relax. Don't miss out on this affordable opportunity to own your own slice of country paradise.

10. 2024-09-19
    price $119,000 771-char remark

    Show marketing remark (771 chars)

    This 4-bedroom, 2-bathroom mobile home offers ample space for your family on a generous 3.15-acre lot. Enjoy the peace and quiet of country living while having the convenience of being just minutes from town. The home features a comfortable layout with four bedrooms and two full bathrooms. While the home has great potential, it would benefit from some flooring repairs. This is a fantastic opportunity to put your personal touch on the property. The property also includes a 24x30 shop, perfect for storing vehicles, tools, or creating a workshop. The possibilities are endless! With plenty of outdoor space, this property offers the chance to garden, entertain, or simply relax. Don't miss out on this affordable opportunity to own your own slice of country paradise.

11. 2024-08-19
    listed $132,000 New Listing 771-char remark

    Show marketing remark (771 chars)

    This 4-bedroom, 2-bathroom mobile home offers ample space for your family on a generous 3.15-acre lot. Enjoy the peace and quiet of country living while having the convenience of being just minutes from town. The home features a comfortable layout with four bedrooms and two full bathrooms. While the home has great potential, it would benefit from some flooring repairs. This is a fantastic opportunity to put your personal touch on the property. The property also includes a 24x30 shop, perfect for storing vehicles, tools, or creating a workshop. The possibilities are endless! With plenty of outdoor space, this property offers the chance to garden, entertain, or simply relax. Don't miss out on this affordable opportunity to own your own slice of country paradise.

12. 2020-04-02
    soldstatus $71,500
13. 2020-03-24
    soldstatus $71,500 512-char remark

    Show marketing remark (512 chars)

    Call today before this new listing is sold! Located in the popular Jay Property Subdvision on 3.14 acres, this manufactured home is move-in ready. It has brick underpinning and has been well maintained. The 4 bedroom home has a split floor plan is perfect for a family. There are 2 closets in the master bedroom and the bath has a nice shower, built-in laundry hamper and linen closet. A gas fireplace is in the dining area which is open to the family room and kitchen. The kitchen has oak cabinets, gas range, b

14. 2020-03-24
    soldstatus $71,500

    Show marketing remark (512 chars)

    Call today before this new listing is sold! Located in the popular Jay Property Subdvision on 3.14 acres, this manufactured home is move-in ready. It has brick underpinning and has been well maintained. The 4 bedroom home has a split floor plan is perfect for a family. There are 2 closets in the master bedroom and the bath has a nice shower, built-in laundry hamper and linen closet. A gas fireplace is in the dining area which is open to the family room and kitchen. The kitchen has oak cabinets, gas range, b

15. 2020-03-24
    listed $74,500 512-char remark

    Show marketing remark (512 chars)

    Call today before this new listing is sold! Located in the popular Jay Property Subdvision on 3.14 acres, this manufactured home is move-in ready. It has brick underpinning and has been well maintained. The 4 bedroom home has a split floor plan is perfect for a family. There are 2 closets in the master bedroom and the bath has a nice shower, built-in laundry hamper and linen closet. A gas fireplace is in the dining area which is open to the family room and kitchen. The kitchen has oak cabinets, gas range, b

16. 2020-03-24
    listed $74,500

    Show marketing remark (512 chars)

    Call today before this new listing is sold! Located in the popular Jay Property Subdvision on 3.14 acres, this manufactured home is move-in ready. It has brick underpinning and has been well maintained. The 4 bedroom home has a split floor plan is perfect for a family. There are 2 closets in the master bedroom and the bath has a nice shower, built-in laundry hamper and linen closet. A gas fireplace is in the dining area which is open to the family room and kitchen. The kitchen has oak cabinets, gas range, b

17. 2020-03-22
    soldstatus $71,500
18. 2019-11-21
    listed $74,500
19. 2007-08-03
    soldstatus $85,000
20. 1998-09-14
    soldstatus $14,000

ⓘ 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: $401 · $33/mo
• Projected year-2 tax: $1,056 · $88/mo
• Expected delta: +$655/yr (+$55/mo · 163.3%)

ⓘ 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 · 0% 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: $15,444
• − Mortgage interest: −$9,243
• − Property taxes: −$401
• − Insurance: −$825
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$4,800
• Taxable loss: −$2,296
• Est. tax savings @ 24.0%: +$551
• After-tax cash flow: $1,142/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): 12,854

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 (71%)
• Race & ethnicity: White 71% Black 20% Two or more races 9% Hispanic / Latino 3%
• Common ancestry: Italian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 2%
• Languages at home: 97% English-only · Arabic 2% 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: ▼ -39.26%
• Current HPI: 184.1112
• 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

+1078.6% since first listed

20 events — show timeline

• 2026-05-03 Pending — CARMLS
• 2026-04-19 Price Changed $165,000 CARMLS
• 2026-04-07 Price Changed $169,900 CARMLS
• 2026-04-03 Price Changed $174,000 CARMLS
• 2026-03-13 Price Changed $175,000 CARMLS
• 2026-02-16 Listed $179,000 CARMLS
• 2024-11-07 Sold (Public Records) $120,000 Public Records
• 2024-11-06 Sold (MLS) $120,000 CARMLS
• 2024-10-05 Pending — CARMLS
• 2024-09-19 Price Changed $119,000 CARMLS
• 2024-08-19 Listed $132,000 CARMLS
• 2020-04-02 Sold (Public Records) $71,500 Public Records
• 2020-03-24 Listed $74,500 NEABOR MLS
• 2020-03-24 Listed $74,500 CARMLS
• 2020-03-24 Sold (MLS) $71,500 NEABOR MLS
• 2020-03-24 Sold (MLS) $71,500 CARMLS
• 2020-03-22 Sold (MLS) $71,500 CARMLS
• 2019-11-21 Listed $74,500 CARMLS
• 2007-08-03 Sold (Public Records) $85,000 Public Records
• 1998-09-14 Sold (Public Records) $14,000 Public Records

Property tax history

-1.4%/yr

Latest (2025): $401 · +6410.9% YoY. Source: county tax records.