5151 Hwy 62 East · Mountain Home, AR 72653

$129,900

2 bd · 1.0 ba · 1,920 sqft · SingleFamily public records · 657 Days on market

0.67 ac lot $68/sqft · 50% below 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 +17.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Schools +3.7/10.0
• 1% rule +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This unrestricted high visibility 2/3 AC M/L location is ideal for a home-based business or any commercial ideas you may have. The 2-bedroom home is in the Mtn. Home school district and has 1920 sq ft of living space, a circle driveway, over 150 feet of frontage on Hwy 62E, and over 200 feet on County Road 746. Lake Norfork is minutes away in multiple directions. The property is close to 3 marinas and all Mountain Home services.

Key facts

• Close to 3 marinas
• Frontage on hwy 62e
• Circle driveway

Tags

• CIRCLE DRIVEWAY
• FRONTAGE ON HWY 62E
• CLOSE TO 3 MARINAS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $103 ($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 $112k (13.7% below list).
• Recommended offer: $112k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.1% in Mountain Home — 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 70/100 on livability (#54 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Mountain Home School District (town): math 45% / reading 45% proficiency, ranked #40 of 238 in AR (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 386 active listings in the ZIP; 47 units permitted in Baxter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Baxter County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 657 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Recommended offer $112,130 (13.7% below list)

Questions for the listing agent

1. It's been on market 657 days. Have you received any prior offers? Is the seller open to a 14% 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. 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?
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: 0.86% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.39%
• DSCR: 1.15
• GRM: 9.7

CMA / ARV

• ARV (median comp): $260,105
• List price: $129,900
• Delta: -50.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
164 Mallard Point Rd	0.56mi	3/2.5 (+1)	1,943 (+1%)	7mo	$415,000	$214	55
27 Lorraine Pl	0.45mi	3/2.5 (+1)	1,932 (+1%)	20mo	$320,000	$166	50
119 County Road 952	0.59mi	3/2.0 (+1)	1,829 (-5%)	13mo	$365,000	$200	44
175 Partridge Dr	0.70mi	3/2.0 (+1)	2,026 (+6%)	6mo	$260,000	$128	44
73 Partridge Pl	0.71mi	3/2.0 (+1)	1,794 (-7%)	9mo	$225,000	$125	39
11 Partridge Pl	0.68mi	3/2.0 (+1)	1,820 (-5%)	22mo	$259,900	$143	32
177 Partridge Pl	0.75mi	3/2.0 (+1)	1,722 (-10%)	20mo	$270,000	$157	22

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: -11.0%
• Equity multiple: 0.60×
• Total profit: $-14,553
• Equity at exit: $19,369

10-year hold

• IRR: -1.8%
• Equity multiple: 0.88×
• Total profit: $-4,457
• Equity at exit: $11,231

Cash invested: $36,372 (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 72653

• Home prices YoY: -15.8%
• Active inventory: 386
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,121 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$48 /mo · $572/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $103

Break-even live

Break-even rent $991

Max offer price $129,900

Occupancy floor 86%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $129,900 Active 657 DOM
2. 2026-06-18
   days on market $129,900 Active 656 DOM
3. 2026-06-17
   days on market $129,900 Active 655 DOM
4. 2026-06-16
   days on market $129,900 Active 654 DOM
5. 2026-06-15
   days on market $129,900 Active 653 DOM
6. 2026-06-14
   days on market $129,900 Active 651 DOM
7. 2026-06-12
   days on market $129,900 Active 650 DOM
8. 2026-06-09
   days on market $129,900 Active 647 DOM
9. 2026-06-08
   days on market $129,900 Active 646 DOM
10. 2026-06-07
    days on market $129,900 Active 645 DOM
11. 2026-06-05
    days on market $129,900 Active 642 DOM
12. 2026-06-02
    days on market $129,900 Active 640 DOM
13. 2026-06-01
    days on market $129,900 Active 639 DOM
14. 2026-05-31
    days on market $129,900 Active 638 DOM
15. 2026-05-30
    days on market $129,900 Active 637 DOM
16. 2025-11-05
    price $129,900 433-char remark

    Show marketing remark (433 chars)

    This unrestricted high visibility 2/3 AC M/L location is ideal for a home-based business or any commercial ideas you may have. The 2-bedroom home is in the Mtn. Home school district and has 1920 sq ft of living space, a circle driveway, over 150 feet of frontage on Hwy 62E, and over 200 feet on County Road 746. Lake Norfork is minutes away in multiple directions. The property is close to 3 marinas and all Mountain Home services.

17. 2025-04-01
    price $139,900 433-char remark

    Show marketing remark (433 chars)

    This unrestricted high visibility 2/3 AC M/L location is ideal for a home-based business or any commercial ideas you may have. The 2-bedroom home is in the Mtn. Home school district and has 1920 sq ft of living space, a circle driveway, over 150 feet of frontage on Hwy 62E, and over 200 feet on County Road 746. Lake Norfork is minutes away in multiple directions. The property is close to 3 marinas and all Mountain Home services.

18. 2024-08-31
    listed $149,900 Active 433-char remark

    Show marketing remark (433 chars)

    This unrestricted high visibility 2/3 AC M/L location is ideal for a home-based business or any commercial ideas you may have. The 2-bedroom home is in the Mtn. Home school district and has 1920 sq ft of living space, a circle driveway, over 150 feet of frontage on Hwy 62E, and over 200 feet on County Road 746. Lake Norfork is minutes away in multiple directions. The property is close to 3 marinas and all Mountain Home services.

19. 2024-05-10
    soldstatus $115,000
20. 1993-06-25
    soldstatus $33,000

ⓘ 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: $572 · $48/mo
• Projected year-2 tax: $831 · $69/mo
• Expected delta: +$259/yr (+$22/mo · 45.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $13,456
• − Mortgage interest: −$7,276
• − Property taxes: −$572
• − Insurance: −$650
• − Repairs & maintenance: −$1,076
• − Management: −$1,076
• − Depreciation: −$3,779
• Taxable loss: −$974
• Est. tax savings @ 24.0%: +$234
• After-tax cash flow: $1,468/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: Mountain Home School District
• NCES district ID: 0500043
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $36,966
• Composite: 37.4/100
• National rank: #4424
• State rank: #40 of 238 in AR

Livability — Mountain Home

• Score: 70/100
• State rank: #54
• US rank: #7718

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Baxter County · 29,564 people
• City population: 29,564
• Metro: Mountain Home, AR
• Population (ZIP): 29,564
• Household income: $48,718
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 663.0

Population outlook (Baxter County) Hauer SSP2

• Today (2025): 39,886 people
• By 2030: 39,226 · -1.7%
• By 2040: 37,810 · -5.2%
• By 2050: 36,287 · -9.0%
• By 2075: 32,965 · -17.4%
• By 2100: 28,002 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Romanian 2% Portuguese 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Baxter

• 2024 margin: Solid R (+56.9) · D 20.7% · R 77.6% · Other 1.7%
• 2008→2024 swing: -25.3pp toward R · 2008: -31.6pp · 2024: -56.9pp
• All cycles: 2024: R+56.9 2020: R+53.3 2016: R+53.6 2012: R+44.0 2008: R+31.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.18%
• Current HPI: 246.3231
• Rent YoY: —
• Metro: Mountain Home, 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

+293.6% since first listed

5 events — show timeline

• 2025-11-05 Price Changed $129,900 MHMLS
• 2025-04-01 Price Changed $139,900 MHMLS
• 2024-08-31 Listed $149,900 MHMLS
• 2024-05-10 Sold (Public Records) $115,000 Public Records
• 1993-06-25 Sold (Public Records) $33,000 Public Records

Property tax history

+26.5%/yr

Latest (2025): $572 · +1693.9% YoY. Source: county tax records.