498 Wood St · Watson, AR 71674

$150,000

4 bd · 3.5 ba · 2,112 sqft · Manufactured · 41 Days on market

Built 2004 3.60 ac lot $71/sqft · 138% above area

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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 +15.3/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Situated on 3.6 acres, this unique property offers space, flexibility, and endless possibilities. Originally a 16x60 single-wide mobile home, it has been expanded into a spacious home featuring 4 bedrooms, 3.5 bathrooms, and approximately 2,112 heated square feet. The home also includes a separate dining room, large walk-in closet, and a walk-in safe room built within the home. Additional features include a gas ventless log fireplace, gas emergency heat unit, 25x24 carport, 22x12 screened-in porch, and a wood storage building. A standout feature of the property is the 40x50 metal shop with a 20x50 enclosed area and a 20x50 overhang. The enclosed portion is finished with beautiful cypress lu

Key facts

• 3.6 acres
• Separate dining room
• Walk-in closet

Tags

• 3.6 ACRES
• SEPARATE DINING ROOM
• WALK-IN CLOSET
• WALK-IN SAFE ROOM
• GAS VENTLESS LOG FIREPLACE
• 25X24 CARPORT

Property features AI

Finance

• Other: Approximately 3.6 acres
• Financial info: Financing available: VA, FHA, Conventional
• HOA & community: No-fee area amenities

Exterior

• Parking: Carport for 2 cars
• Utilities: Public water; Septic system
• Home design: Cypress exterior
• Construction: Crawl space foundation; Composition roof
• Exterior features: On a level lot; Shop; Paved road access; Inside city limits; No subdivision (Metes & Bounds)

Interior

• Kitchen: Free-standing stove; Dishwasher
• Flooring: Carpet; Wood
• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Central electric heat; Central electric cooling; Window air conditioning units; Gas space heater
• Interior features: Gas log fireplace; Great room; Sun room; Workshop/Craft room

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $54 ($654/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 $138k (7.9% below list).
• Recommended offer: $138k (7.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#284 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Mcgehee School District (town): math 24% / reading 23% proficiency, ranked #200 of 238 in AR (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 1 active listings in the ZIP; 4 units permitted in Desha County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• Desha County population projected at -31% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $9k; list at $150k implies a 1567% gain — meaningful room to come down on a strong offer.

Recommended offer $138,112 (7.9% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 8% 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 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?
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. 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?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.56%
• DSCR: 1.07
• GRM: 9.1

CMA / ARV

• ARV (median comp): $62,886
• List price: $150,000
• Delta: 138.53%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.0%
• Equity multiple: 1.51×
• Total profit: $21,560
• Equity at exit: $67,446

10-year hold

• IRR: 11.5%
• Equity multiple: 2.71×
• Total profit: $71,941
• Equity at exit: $103,943

Cash invested: $42,000 (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 71674

• Active inventory: 1
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,381 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $54

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 91%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $150,000 Active 41 DOM
2. 2026-06-18
   days on market $150,000 Active 40 DOM
3. 2026-06-17
   days on market $150,000 Active 39 DOM
4. 2026-06-16
   days on market $150,000 Active 38 DOM
5. 2026-06-15
   days on market $150,000 Active 37 DOM
6. 2026-06-14
   days on market $150,000 Active 35 DOM
7. 2026-06-12
   days on market $150,000 Active 34 DOM
8. 2026-06-09
   days on market $150,000 Active 31 DOM
9. 2026-06-08
   days on market $150,000 Active 30 DOM
10. 2026-06-07
    days on market $150,000 Active 29 DOM
11. 2026-06-07
    days on market $150,000 Active 28 DOM
12. 2026-06-04
    days on market $150,000 Active 25 DOM
13. 2026-06-02
    days on market $150,000 Active 24 DOM
14. 2026-06-01
    days on market $150,000 Active 23 DOM
15. 2026-05-31
    days on market $150,000 Active 22 DOM
16. 2026-05-31
    days on market $150,000 Active 21 DOM
17. 2026-05-09
    listed $150,000 New Listing 904-char remark
18. 2005-05-04
    soldstatus $9,000
19. 2002-11-01
    soldstatus $105,000

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

Taxation est. · year 1

• Rental income: $16,573
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − Depreciation: −$4,364
• Taxable loss: −$1,844
• Est. tax savings @ 24.0%: +$443
• After-tax cash flow: $1,096/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: Mcgehee School District
• NCES district ID: 0509630
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 23% ▼ -8.00%
• Median HH income: $29,604
• Composite: 18.88/100
• National rank: #8858
• State rank: #200 of 238 in AR

Livability — Watson

• Score: 59/100
• State rank: #284
• US rank: #19796

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Watson, AR
• Population (ZIP): 545

Population outlook (Desha County) Hauer SSP2

• Today (2025): 10,289 people
• By 2030: 9,472 · -7.9%
• By 2040: 8,102 · -21.3%
• By 2050: 7,128 · -30.7%
• By 2075: 6,222 · -39.5%
• By 2100: 6,583 · -36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Black 5%
• Common ancestry: Iranian 3%

Political lean MEDSL · Desha

• 2024 margin: Toss-up / Even · D 46.7% · R 51.5% · Other 1.8%
• 2008→2024 swing: -17.0pp toward R · 2008: 12.2pp · 2024: -4.8pp
• All cycles: 2024: R+4.8 2020: D+2.3 2016: D+7.4 2012: D+12.9 2008: D+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+42.9% since first listed

3 events — show timeline

• 2026-05-09 Listed $150,000 CARMLS
• 2005-05-04 Sold (Public Records) $9,000 Public Records
• 2002-11-01 Sold (Public Records) $105,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $67 · +0.0% YoY. Source: county tax records.