5305 Hwy 157 N · Pleasant Plains, AR 72081

$79,500

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 154 Days on market

Built 1996 4.50 ac lot

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Why this score? — see what drove the B- 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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Appreciation +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Discover the perfect blend of privacy and convenience with this 4.5 acre property located just a short drive from Pleasant Plains, Searcy, and Batesville. Ideal for a Homestead or hobby farm, the land is partially cleared with remaining wooded areas, offering a great mix of open space and natural beauty. The property features a pond, a weather creek, and a small shop, with a lean to you could park your vehicle or store your tools. A 3 bedroom 2 bath mobile home is already in place, tied down, and livable, though it will need some updates and repairs. A new HVAC system is a great Headstart for the next owner. With utilities in place and room to improve, build, or expand, this property offers excellent potential for someone looking to create their own rual retreat while staying close to town. Come check out this possibilities this property has to offer!

Key facts

• Pond
• Small shop
• 4.5 acre property

Tags

• 4.5 ACRE PROPERTY
• PARTIALLY CLEARED LAND
• WOODED AREAS
• POND
• WEATHER CREEK
• SMALL SHOP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#259 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Midland School District (rural): math 19% / reading 28% proficiency, ranked #191 of 238 in AR (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 26 active listings in the ZIP; 219 units permitted in White County in 2024 (36 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.8%/yr); year-one equity from $550 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• White County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-2.8% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $80k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $69,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.29% ✓
• Cap rate: 10.20%
• Cash-on-cash: 13.95%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $255
• Equity at exit: $12,740

10-year hold

• IRR: 9.6%
• Equity multiple: 1.76×
• Total profit: $16,936
• Equity at exit: $8,406

Cash invested: $22,260 (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 72081

• Home prices YoY: -1.2%
• Active inventory: 26
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,023 medium
• Mortgage (P&I): −$417
• Tax est. 1.5%: −$99 /mo · $1,192/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $192

Break-even live

Break-even rent $780

Max offer price $79,500

Occupancy floor 76%

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $79,500 Active 154 DOM
2. 2026-06-18
   days on market $79,500 Active 153 DOM
3. 2026-06-17
   days on market $79,500 Active 152 DOM
4. 2026-06-16
   days on market $79,500 Active 151 DOM
5. 2026-06-15
   days on market $79,500 Active 150 DOM
6. 2026-06-14
   days on market $79,500 Active 148 DOM
7. 2026-06-12
   statusdays on market $79,500 Active 147 DOM
8. 2026-06-09
   days on market $79,500 Price Change 144 DOM
9. 2026-06-08
   days on market $79,500 Price Change 143 DOM
10. 2026-06-07
    days on market $79,500 Price Change 142 DOM
11. 2026-06-05
    pricestatusdays on market $79,500 Price Change 140 DOM
12. 2026-06-03
    days on market $89,500 Active 138 DOM
13. 2026-06-02
    days on market $89,500 Active 137 DOM
14. 2026-06-01
    days on market $89,500 Active 136 DOM
15. 2026-05-31
    days on market $89,500 Active 135 DOM
16. 2026-05-30
    days on market $89,500 Active 134 DOM
17. 2026-04-14
    status Back on Market 863-char remark

    Show marketing remark (863 chars)

    Discover the perfect blend of privacy and convenience with this 4.5 acre property located just a short drive from Pleasant Plains, Searcy, and Batesville. Ideal for a Homestead or hobby farm, the land is partially cleared with remaining wooded areas, offering a great mix of open space and natural beauty. The property features a pond, a weather creek, and a small shop, with a lean to you could park your vehicle or store your tools. A 3 bedroom 2 bath mobile home is already in place, tied down, and livable, though it will need some updates and repairs. A new HVAC system is a great Headstart for the next owner. With utilities in place and room to improve, build, or expand, this property offers excellent potential for someone looking to create their own rual retreat while staying close to town. Come check out this possibilities this property has to offer!

18. 2026-04-14
    historical 863-char remark

    Show marketing remark (863 chars)

    Discover the perfect blend of privacy and convenience with this 4.5 acre property located just a short drive from Pleasant Plains, Searcy, and Batesville. Ideal for a Homestead or hobby farm, the land is partially cleared with remaining wooded areas, offering a great mix of open space and natural beauty. The property features a pond, a weather creek, and a small shop, with a lean to you could park your vehicle or store your tools. A 3 bedroom 2 bath mobile home is already in place, tied down, and livable, though it will need some updates and repairs. A new HVAC system is a great Headstart for the next owner. With utilities in place and room to improve, build, or expand, this property offers excellent potential for someone looking to create their own rual retreat while staying close to town. Come check out this possibilities this property has to offer!

19. 2026-04-01
    price $89,500 863-char remark

    Show marketing remark (863 chars)

    Discover the perfect blend of privacy and convenience with this 4.5 acre property located just a short drive from Pleasant Plains, Searcy, and Batesville. Ideal for a Homestead or hobby farm, the land is partially cleared with remaining wooded areas, offering a great mix of open space and natural beauty. The property features a pond, a weather creek, and a small shop, with a lean to you could park your vehicle or store your tools. A 3 bedroom 2 bath mobile home is already in place, tied down, and livable, though it will need some updates and repairs. A new HVAC system is a great Headstart for the next owner. With utilities in place and room to improve, build, or expand, this property offers excellent potential for someone looking to create their own rual retreat while staying close to town. Come check out this possibilities this property has to offer!

20. 2026-03-31
    price $94,500 863-char remark

    Show marketing remark (863 chars)

    Discover the perfect blend of privacy and convenience with this 4.5 acre property located just a short drive from Pleasant Plains, Searcy, and Batesville. Ideal for a Homestead or hobby farm, the land is partially cleared with remaining wooded areas, offering a great mix of open space and natural beauty. The property features a pond, a weather creek, and a small shop, with a lean to you could park your vehicle or store your tools. A 3 bedroom 2 bath mobile home is already in place, tied down, and livable, though it will need some updates and repairs. A new HVAC system is a great Headstart for the next owner. With utilities in place and room to improve, build, or expand, this property offers excellent potential for someone looking to create their own rual retreat while staying close to town. Come check out this possibilities this property has to offer!

21. 2026-01-15
    listed $99,500 New Listing 863-char remark

    Show marketing remark (863 chars)

    Discover the perfect blend of privacy and convenience with this 4.5 acre property located just a short drive from Pleasant Plains, Searcy, and Batesville. Ideal for a Homestead or hobby farm, the land is partially cleared with remaining wooded areas, offering a great mix of open space and natural beauty. The property features a pond, a weather creek, and a small shop, with a lean to you could park your vehicle or store your tools. A 3 bedroom 2 bath mobile home is already in place, tied down, and livable, though it will need some updates and repairs. A new HVAC system is a great Headstart for the next owner. With utilities in place and room to improve, build, or expand, this property offers excellent potential for someone looking to create their own rual retreat while staying close to town. Come check out this possibilities this property has to offer!

22. 2023-02-27
    soldstatus $35,000 Sold 144-char remark

    Show marketing remark (144 chars)

    3 bed 2 bath mobile on 4.5 acres. Has a pond on property And shop with electricity and water ran too it Country setting great piece of property

23. 2023-02-27
    soldstatus $35,000

    Show marketing remark (144 chars)

    3 bed 2 bath mobile on 4.5 acres. Has a pond on property And shop with electricity and water ran too it Country setting great piece of property

24. 2023-01-30
    status Under Contract 144-char remark

    Show marketing remark (144 chars)

    3 bed 2 bath mobile on 4.5 acres. Has a pond on property And shop with electricity and water ran too it Country setting great piece of property

25. 2023-01-27
    listed $35,000 New Listing 144-char remark

    Show marketing remark (144 chars)

    3 bed 2 bath mobile on 4.5 acres. Has a pond on property And shop with electricity and water ran too it Country setting great piece of property

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $12,276
• − Mortgage interest: −$4,453
• − Property taxes: −$1,192
• − Insurance: −$1,195
• − Repairs & maintenance: −$982
• − Management: −$982
• − Depreciation: −$2,313
• Taxable income: $1,158
• Est. tax owed @ 24.0%: −$278
• After-tax cash flow: $2,030/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: Midland School District
• NCES district ID: 0500020
• Math proficiency: 19% ▼ -2.00%
• Reading proficiency: 28% ▼ -3.00%
• Median HH income: $38,543
• Composite: 19.69/100
• National rank: #8726
• State rank: #191 of 238 in AR

Livability — Pleasant Plains

• Score: 60/100
• State rank: #259
• US rank: #18735

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,505

Population outlook (White County) Hauer SSP2

• Today (2025): 82,310 people
• By 2030: 83,861 · +1.9%
• By 2040: 86,492 · +5.1%
• By 2050: 88,246 · +7.2%
• By 2075: 91,307 · +10.9%
• By 2100: 91,548 · +11.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 2% Asian 2%
• Common ancestry: Italian 1% Scottish 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 2% Chinese 1%

Political lean MEDSL · White

• 2024 margin: Solid R (+61.2) · D 18.3% · R 79.5% · Other 2.2%
• 2008→2024 swing: -14.0pp toward R · 2008: -47.2pp · 2024: -61.2pp
• All cycles: 2024: R+61.2 2020: R+58.9 2016: R+57.9 2012: R+53.7 2008: R+47.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.75%
• Current HPI: 226.8475
• 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

+155.7% since first listed

9 events — show timeline

• 2026-04-14 Relisted — CARMLS
• 2026-04-14 Listing Removed — CARMLS
• 2026-04-01 Price Changed $89,500 CARMLS
• 2026-03-31 Price Changed $94,500 CARMLS
• 2026-01-15 Listed $99,500 CARMLS
• 2023-02-27 Sold (Public Records) $35,000 Public Records
• 2023-02-27 Sold (MLS) $35,000 CARMLS
• 2023-01-30 Pending — CARMLS
• 2023-01-27 Listed $35,000 CARMLS

Property tax history

-6.5%/yr

Latest (2020): $109 · +0.0% YoY. Source: county tax records.