1055 Crooked Oak Trl · East End, AR 72103

$160,000

3 bd · 2.0 ba · 1,640 sqft · Manufactured · 14 Days on market

Built 2000 Est $156k · at est.

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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 +22.9/30.0
• DSCR +7.4/10.0
• ARV discount +6.3/15.0
• 1% rule +4.7/10.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a beautiful property. Previously has a modular home and it burned. This property is very private and has a large shop as well. MUST SEE!!!

Key facts

• Private road
• 9 acres total
• 30x40 shop

Tags

• PRIVATE ROAD
• 30X40 SHOP
• UTILITIES ARE RAN
• 2 LOTS
• 9 ACRES TOTAL

Property features AI

Exterior

• Home design: Built in 2000
• Construction: Living area approximately 1,640 square feet
• Exterior features: Located in the Mabelvale subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/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 $155k (3.2% below list).
• Recommended offer: $155k (3.2% below list) — sets the bar for 1% rule.
• Cap rate 8.4% vs local median 3.3% in East End — 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 62/100 on livability (#210 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: schools F, amenities F, commute F.
• Bryant School District (suburban): math 49% / reading 48% proficiency, ranked #16 of 238 in AR (top 7%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 45 active listings in the ZIP; 446 units permitted in Saline 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.
• Saline County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y ago 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.
• Current owner paid $59k; list at $160k implies a 171% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $154,836 (3.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.97% ✗
• Cap rate: 8.40%
• Cash-on-cash: 7.54%
• DSCR: 1.34
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $155,800
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10455 Hogue Rd	0.67mi	3/2.0	1,680 (+2%)	1mo	$159,900	$95	64

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-8,071
• Equity at exit: $23,857

10-year hold

• IRR: 4.8%
• Equity multiple: 1.35×
• Total profit: $15,750
• Equity at exit: $13,834

Cash invested: $44,800 (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 72103

• Home prices YoY: -8.0%
• Active inventory: 45
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,548 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$36 /mo · $431/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $282

Break-even live

Break-even rent $1,192

Max offer price $160,000

Occupancy floor 77%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $160,000 Active 14 DOM
2. 2026-06-17
   days on market $160,000 Active 13 DOM
3. 2026-06-16
   days on market $160,000 Active 12 DOM
4. 2026-06-15
   days on market $160,000 Active 11 DOM
5. 2026-06-14
   days on market $160,000 Active 9 DOM
6. 2026-06-13
   days on market $160,000 Active 8 DOM
7. 2026-06-10
   days on market $160,000 Active 6 DOM
8. 2026-06-09
   days on market $160,000 Active 5 DOM
9. 2026-06-08
   days on market $160,000 Active 4 DOM
10. 2026-06-07
    days on market $160,000 Active 3 DOM
11. 2026-06-05
    remarks 340-char remark
12. 2026-06-05
    listed $160,000 Active 1 DOM

ⓘ 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: $431 · $36/mo
• Projected year-2 tax: $1,024 · $85/mo
• Expected delta: +$593/yr (+$49/mo · 137.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,580
• − Mortgage interest: −$8,962
• − Property taxes: −$431
• − Insurance: −$800
• − Repairs & maintenance: −$1,486
• − Management: −$1,486
• − Depreciation: −$4,655
• Taxable income: $760
• Est. tax owed @ 24.0%: −$182
• After-tax cash flow: $3,197/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: Bryant School District
• NCES district ID: 0503690
• Math proficiency: 49% ▼ -13.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $57,578
• Composite: 42.28/100
• National rank: #3266
• State rank: #16 of 238 in AR

Livability — East End

• Score: 62/100
• State rank: #210
• US rank: #16307

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,160

Population outlook (Saline County) Hauer SSP2

• Today (2025): 140,141 people
• By 2030: 151,233 · +7.9%
• By 2040: 173,100 · +23.5%
• By 2050: 194,368 · +38.7%
• By 2075: 245,295 · +75.0%
• By 2100: 279,117 · +99.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 56% Black 21% Hispanic / Latino 19% Two or more races 6%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 84% English-only · Spanish 16%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+40.1) · D 28.8% · R 69.0% · Other 2.2%
• 2008→2024 swing: +0.8pp no change · 2008: -41.0pp · 2024: -40.1pp
• All cycles: 2024: R+40.1 2020: R+41.2 2016: R+43.5 2012: R+42.7 2008: R+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.14%
• Current HPI: 220.5234
• 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

+135.3% since first listed

10 events — show timeline

• 2026-06-05 Listed $160,000 FSBO.com
• 2020-10-23 Pending — CARMLS
• 2020-10-02 Sold (MLS) $59,000 CARMLS
• 2020-07-31 Contingent — CARMLS
• 2020-07-09 Listed $59,000 CARMLS
• 2019-12-10 Listing Removed — CARMLS
• 2019-11-23 Listed $49,900 CARMLS
• 2014-05-29 Sold (MLS) $70,550 CARMLS
• 2014-04-08 Listing Removed — CARMLS
• 2014-03-07 Listed $68,000 CARMLS

Property tax history

-7.0%/yr

Latest (2025): $431 · +0.0% YoY. Source: county tax records.