13121 Sioux Valley Cv · Bauxite, AR 72002

$169,900

5 bd · 3.0 ba · 2,240 sqft · Manufactured public records · 42 Days on market

Built 2006 1.32 ac lot

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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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Spacious Manufactured family home comes with 5 bedrooms and 3 baths. Sitting on 1.32 partially fenced acres in Saline County within the Bryant School District. This home is located on a cul de sac in a small quiet country subdivision, lot sits adjacent to timberland so no neighbors behind you! Only minutes away from I 30-4 30 and BassPro shop, convenient to Little Rock and Bryant.

Key facts

• Ensuite
• Large living room
• Plenty of cabinets

Tags

• LARGE LIVING ROOM
• CORNER ELECTRIC FIREPLACE
• PLENTY OF CABINETS
• STAINLESS STEEL APPLIANCES
• PRIMARY BEDROOM
• ENSUITE

Property features AI

Finance

• Financial info: Financing available: FHA loan, Conventional loan, or Cash

Exterior

• Parking: Road access via gravel and paved surfaces
• Utilities: Public water; Septic system; Electric service via cooperative
• Home design: Double wide (mobile) home; 1.32 acres lot; Located in Sioux Trail Phase III subdivision
• Construction: Metal/vinyl siding; Composition roof; Crawl space foundation; Built as a double wide mobile home
• Exterior features: Porch; Partially fenced yard; Level lot in a cul-de-sac within a subdivision

Interior

• Kitchen: Free-standing stove; Microwave; Surface range; Dishwasher
• Bedrooms: Includes den/family room and laundry (other rooms listed)
• Flooring: Carpet; Laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Washer connection; Dryer connection (electric); Electric water heater; Walk-in shower; Wood-burning site-built fireplace
• Laundry & utility: Laundry area with washer and dryer connections

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.3% in Bauxite — 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 63/100 on livability (#187 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, crime F, amenities 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: 184 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $146k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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. 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?
4. 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?
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: 1.07% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.94%
• DSCR: 1.49
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $17
• Equity at exit: $25,333

10-year hold

• IRR: 9.6%
• Equity multiple: 1.74×
• Total profit: $35,270
• 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 72002

• Home prices YoY: -11.0%
• Active inventory: 184
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,818 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$41 /mo · $486/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $434

Break-even live

Break-even rent $1,269

Max offer price $169,900

Occupancy floor 71%

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 21 events

1. 2026-06-08
   days on market $169,900 Active 42 DOM
2. 2026-06-07
   days on market $169,900 Active 41 DOM
3. 2026-06-05
   days on market $169,900 Active 38 DOM
4. 2026-06-03
   days on market $169,900 Active 37 DOM
5. 2026-06-02
   days on market $169,900 Active 36 DOM
6. 2026-06-01
   days on market $169,900 Active 35 DOM
7. 2026-05-31
   days on market $169,900 Active 34 DOM
8. 2026-05-31
   days on market $169,900 Active 33 DOM
9. 2026-05-03
   price $169,900
10. 2026-04-27
    listed $174,900 New Listing
11. 2026-04-26
    historical
12. 2026-03-09
    price $174,900
13. 2026-01-01
    listed $185,000 New Listing
14. 2023-04-04
    soldstatus $145,500
15. 2023-03-31
    soldstatus $145,000 Sold 388-char remark

    Show marketing remark (388 chars)

    This Spacious Manufactured family home comes with 5 bedrooms and 3 baths. Sitting on 1.32 partially fenced acres in Saline County within the Bryant School District. This home is located on a cul de sac in a small quiet country subdivision, lot sits adjacent to timberland so no neighbors behind you! Only minutes away from I 30-4 30 and BassPro shop, convenient to Little Rock and Bryant.

16. 2023-02-20
    status Under Contract 388-char remark

    Show marketing remark (388 chars)

    This Spacious Manufactured family home comes with 5 bedrooms and 3 baths. Sitting on 1.32 partially fenced acres in Saline County within the Bryant School District. This home is located on a cul de sac in a small quiet country subdivision, lot sits adjacent to timberland so no neighbors behind you! Only minutes away from I 30-4 30 and BassPro shop, convenient to Little Rock and Bryant.

17. 2022-11-10
    status Back on Market 388-char remark

    Show marketing remark (388 chars)

    This Spacious Manufactured family home comes with 5 bedrooms and 3 baths. Sitting on 1.32 partially fenced acres in Saline County within the Bryant School District. This home is located on a cul de sac in a small quiet country subdivision, lot sits adjacent to timberland so no neighbors behind you! Only minutes away from I 30-4 30 and BassPro shop, convenient to Little Rock and Bryant.

18. 2022-11-09
    status Under Contract 388-char remark

    Show marketing remark (388 chars)

    This Spacious Manufactured family home comes with 5 bedrooms and 3 baths. Sitting on 1.32 partially fenced acres in Saline County within the Bryant School District. This home is located on a cul de sac in a small quiet country subdivision, lot sits adjacent to timberland so no neighbors behind you! Only minutes away from I 30-4 30 and BassPro shop, convenient to Little Rock and Bryant.

19. 2022-10-25
    price $164,900 388-char remark

    Show marketing remark (388 chars)

    This Spacious Manufactured family home comes with 5 bedrooms and 3 baths. Sitting on 1.32 partially fenced acres in Saline County within the Bryant School District. This home is located on a cul de sac in a small quiet country subdivision, lot sits adjacent to timberland so no neighbors behind you! Only minutes away from I 30-4 30 and BassPro shop, convenient to Little Rock and Bryant.

20. 2022-09-30
    listed $169,000 New Listing 388-char remark

    Show marketing remark (388 chars)

    This Spacious Manufactured family home comes with 5 bedrooms and 3 baths. Sitting on 1.32 partially fenced acres in Saline County within the Bryant School District. This home is located on a cul de sac in a small quiet country subdivision, lot sits adjacent to timberland so no neighbors behind you! Only minutes away from I 30-4 30 and BassPro shop, convenient to Little Rock and Bryant.

21. 2013-03-28
    soldstatus $16,000

ⓘ 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: $486 · $41/mo
• Projected year-2 tax: $1,087 · $91/mo
• Expected delta: +$601/yr (+$50/mo · 123.7%)

ⓘ 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 ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $21,813
• − Mortgage interest: −$9,517
• − Property taxes: −$486
• − Insurance: −$850
• − Repairs & maintenance: −$1,745
• − Management: −$1,745
• − Depreciation: −$4,943
• Taxable income: $2,528
• Est. tax owed @ 24.0%: −$607
• After-tax cash flow: $4,598/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 — Bauxite

• Score: 63/100
• State rank: #187
• US rank: #15013

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 21,386

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: Majority White (65%)
• Race & ethnicity: White 65% Black 20% Hispanic / Latino 10% Two or more races 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -27.89%
• Current HPI: 226.2889
• 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

+961.9% since first listed

13 events — show timeline

• 2026-05-03 Price Changed $169,900 CARMLS
• 2026-04-27 Listed $174,900 CARMLS
• 2026-04-26 Listing Removed — CARMLS
• 2026-03-09 Price Changed $174,900 CARMLS
• 2026-01-01 Listed $185,000 CARMLS
• 2023-04-04 Sold (Public Records) $145,500 Public Records
• 2023-03-31 Sold (MLS) $145,000 CARMLS
• 2023-02-20 Pending — CARMLS
• 2022-11-10 Relisted — CARMLS
• 2022-11-09 Pending — CARMLS
• 2022-10-25 Price Changed $164,900 CARMLS
• 2022-09-30 Listed $169,000 CARMLS
• 2013-03-28 Sold (Public Records) $16,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $486 · -17.1% YoY. Source: county tax records.