1249 Heber Springs Rd W · Heber Springs, AR 72543

$129,900

3 bd · 1.0 ba · 1,216 sqft · Manufactured public records · 30 Days on market

Built 2002 2.50 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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +4.7/10.0
• Schools +4.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3/2 home on 2.67 acres. Free standing metal 2 car carport, In ground storm shelter 2 outbuilding. Home has a front and back porch surrounded by mature oak trees. Asphalt circular drive/pad. Large living area with wood burning FP. Open floor plan with vaulted ceiling. Kitchen has all appliances with built in pantry and built in cabinet serving area. Large laundry room. Master bath has large tub and free standing shower. Walk-in closet. Close to town and lake. Great Investment prop. / weekend get away

Key facts

• Carport cover
• 2.50 acres
• Covered back porch

Tags

• COVERED BACK PORCH
• CARPORT COVER
• 2.50 ACRES

Property features AI

Finance

• Other: Approximately 2.5 acres
• Financial info: Cash and in-house financing possible

Exterior

• Parking: Carport
• Utilities: Septic system; Public water; Electric co-op service; Propane/Butane gas; Fiber internet available
• Home design: Mobile home
• Construction: Metal/vinyl siding; Composition roof; Not a permanent foundation
• Exterior features: Deck; Paved road access; Sloped, level, cleared and wooded yard; Rural location, not in a subdivision

Interior

• Kitchen: Free-standing stove; Electric range; Microwave; Refrigerator included
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Ceiling fans; Formica kitchen counters; Gas log fireplace; Sheetrock walls and ceilings
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $219 ($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 $125k (3.5% below list).
• Recommended offer: $125k (3.5% below list) — sets the bar for 1% rule.
• Cap rate 8.3% vs local median 2.1% in Heber Springs — 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 58/100 on livability (#329 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime C-, employment D+, amenities F.
• Heber Springs School District (town): math 50% / reading 49% proficiency, ranked #19 of 238 in AR (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 287 active listings in the ZIP; 13 units permitted in Cleburne 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.
• Cleburne County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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 $80k; list at $130k implies a 62% 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 $125,391 (3.5% 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. 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.
3. 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.
4. 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: 8.31%
• Cash-on-cash: 7.21%
• DSCR: 1.32
• GRM: 8.6

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-7,190
• Equity at exit: $19,369

10-year hold

• IRR: 4.3%
• Equity multiple: 1.31×
• Total profit: $11,423
• 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 72543

• Home prices YoY: -26.7%
• Active inventory: 287
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,254 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$37 /mo · $441/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $219

Break-even live

Break-even rent $977

Max offer price $129,900

Occupancy floor 78%

Sensitivity live

Price	-10% $292	-5% $255	+0% $219	+5% $182	+10% $145
Rent	-10% $119	-5% $169	+0% $219	+5% $268	+10% $318
Rate	-1.0pp $284	-0.5pp $252	base $219	+0.5pp $185	+1.0pp $151

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 33 events

1. 2026-06-19
   days on market $129,900 Active 30 DOM
2. 2026-06-18
   days on market $129,900 Active 29 DOM
3. 2026-06-17
   days on market $129,900 Active 28 DOM
4. 2026-06-16
   days on market $129,900 Active 27 DOM
5. 2026-06-15
   days on market $129,900 Active 26 DOM
6. 2026-06-14
   days on market $129,900 Active 24 DOM
7. 2026-06-12
   days on market $129,900 Active 23 DOM
8. 2026-06-09
   days on market $129,900 Active 20 DOM
9. 2026-06-08
   days on market $129,900 Active 19 DOM
10. 2026-06-07
    days on market $129,900 Active 18 DOM
11. 2026-06-05
    days on market $129,900 Active 15 DOM
12. 2026-06-03
    days on market $129,900 Active 14 DOM
13. 2026-06-02
    days on market $129,900 Active 13 DOM
14. 2026-06-01
    days on market $129,900 Active 12 DOM
15. 2026-05-31
    days on market $129,900 Active 11 DOM
16. 2026-05-30
    days on market $129,900 Active 10 DOM
17. 2026-05-19
    listed $129,900 New Listing
18. 2024-09-06
    historical $995
19. 2024-08-27
    listed $995
20. 2021-09-28
    soldstatus $80,000 Sold 506-char remark

    Show marketing remark (506 chars)

    3/2 home on 2.67 acres. Free standing metal 2 car carport, In ground storm shelter 2 outbuilding. Home has a front and back porch surrounded by mature oak trees. Asphalt circular drive/pad. Large living area with wood burning FP. Open floor plan with vaulted ceiling. Kitchen has all appliances with built in pantry and built in cabinet serving area. Large laundry room. Master bath has large tub and free standing shower. Walk-in closet. Close to town and lake. Great Investment prop. / weekend get away

21. 2021-08-16
    historical Take Backups 506-char remark

    Show marketing remark (506 chars)

    3/2 home on 2.67 acres. Free standing metal 2 car carport, In ground storm shelter 2 outbuilding. Home has a front and back porch surrounded by mature oak trees. Asphalt circular drive/pad. Large living area with wood burning FP. Open floor plan with vaulted ceiling. Kitchen has all appliances with built in pantry and built in cabinet serving area. Large laundry room. Master bath has large tub and free standing shower. Walk-in closet. Close to town and lake. Great Investment prop. / weekend get away

22. 2021-07-09
    listed $97,500 New Listing 506-char remark

    Show marketing remark (506 chars)

    3/2 home on 2.67 acres. Free standing metal 2 car carport, In ground storm shelter 2 outbuilding. Home has a front and back porch surrounded by mature oak trees. Asphalt circular drive/pad. Large living area with wood burning FP. Open floor plan with vaulted ceiling. Kitchen has all appliances with built in pantry and built in cabinet serving area. Large laundry room. Master bath has large tub and free standing shower. Walk-in closet. Close to town and lake. Great Investment prop. / weekend get away

23. 2021-06-21
    soldstatus $55,000
24. 2021-06-18
    soldstatus $55,000 Sold 65-char remark

    Show marketing remark (65 chars)

    This property will sell at Public Auction on May 14th at 12 noon.

25. 2021-05-01
    historical 65-char remark

    Show marketing remark (65 chars)

    This property will sell at Public Auction on May 14th at 12 noon.

26. 2021-03-15
    listed $1 New Listing 65-char remark

    Show marketing remark (65 chars)

    This property will sell at Public Auction on May 14th at 12 noon.

27. 2020-05-01
    soldstatus $54,000 Sold
28. 2020-05-01
    soldstatus $54,000
29. 2020-02-18
    historical Escape Clause
30. 2019-11-22
    listed $59,900 New Listing
31. 2019-10-05
    historical
32. 2019-04-04
    price $69,900
33. 2018-10-10
    listed $79,900 New Listing

ⓘ 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: $441 · $37/mo
• Projected year-2 tax: $831 · $69/mo
• Expected delta: +$390/yr (+$33/mo · 88.6%)

ⓘ 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 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $15,047
• − Mortgage interest: −$7,276
• − Property taxes: −$441
• − Insurance: −$650
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$3,779
• Taxable income: $494
• Est. tax owed @ 24.0%: −$118
• After-tax cash flow: $2,504/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: Heber Springs School District
• NCES district ID: 0507560
• Math proficiency: 50% ▼ -11.00%
• Reading proficiency: 49% ▼ -11.00%
• Median HH income: $39,577
• Composite: 41.39/100
• National rank: #3478
• State rank: #19 of 238 in AR

Livability — Heber Springs

• Score: 58/100
• State rank: #329
• US rank: #21491

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,642

Population outlook (Cleburne County) Hauer SSP2

• Today (2025): 24,198 people
• By 2030: 23,324 · -3.6%
• By 2040: 21,566 · -10.9%
• By 2050: 19,916 · -17.7%
• By 2075: 16,744 · -30.8%
• By 2100: 13,303 · -45.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Cleburne

• 2024 margin: Solid R (+67.9) · D 15.2% · R 83.2% · Other 1.6%
• 2008→2024 swing: -23.7pp toward R · 2008: -44.2pp · 2024: -67.9pp
• All cycles: 2024: R+67.9 2020: R+65.8 2016: R+61.4 2012: R+52.2 2008: R+44.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.45%
• Current HPI: 215.4322
• 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

+62.6% since first listed

17 events — show timeline

• 2026-05-19 Listed $129,900 CARMLS
• 2024-09-06 Rental Removed $995 APPFOLIO
• 2024-08-27 Listed for Rent $995 APPFOLIO
• 2021-09-28 Sold (MLS) $80,000 CARMLS
• 2021-08-16 Contingent — CARMLS
• 2021-07-09 Listed $97,500 CARMLS
• 2021-06-21 Sold (Public Records) $55,000 Public Records
• 2021-06-18 Sold (MLS) $55,000 CARMLS
• 2021-05-01 Listing Removed — CARMLS
• 2021-03-15 Listed $1 CARMLS
• 2020-05-01 Sold (Public Records) $54,000 Public Records
• 2020-05-01 Sold (MLS) $54,000 CARMLS
• 2020-02-18 Contingent — CARMLS
• 2019-11-22 Listed $59,900 CARMLS
• 2019-10-05 Listing Removed — CARMLS
• 2019-04-04 Price Changed $69,900 CARMLS
• 2018-10-10 Listed $79,900 CARMLS

Property tax history

+49.0%/yr

Latest (2025): $441 · +8.5% YoY. Source: county tax records.