360 Happy Hollow Rd · Fox, AR 72680

$134,900

3 bd · 1.5 ba · 1,656 sqft · SingleFamily public records · 123 Days on market

Built 1989 3.38 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 +22.3/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• Appreciation +5.0/10.0
• 1% rule +4.6/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Once part of land owned by Ozark folk legend Jimmy Driftwood, this property later passed through the Morris family lineage before coming into the hands of its current local owner. Rich in local heritage and surrounded by natural beauty, this property offers character and functionality. Charming 3-bedroom, 2-bath manufactured home with multiple additions, including a spacious bonus sunroom for extra living space. The home has been reinforced with a fully enclosed exterior frame finished in stone and sits on a concrete foundation. Situated on approximately 3.38 acres, the land is bordered by Sylamore Creek on three sides, offering privacy and natural surroundings. The property also features over two acres of level, usable land—an uncommon feature in Stone County. Additional features include rear built-in storage rooms, a backyard utility building, a well (no pump), and an owned propane tank. Other Remarks: Split-level with two bedrooms on the main level and one on the lower level. Heat & Air: window units and ventless propane heater. Other Rooms: bonus room and two built-in storage rooms.

Key facts

• Creek access
• Bonus sunroom
• Level usable land

Tags

• BONUS SUNROOM
• BUILT-IN STORAGE ROOMS
• UTILITY BUILDING
• CREEK ACCESS
• LEVEL USABLE LAND

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $223 ($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 $130k (4.0% below list).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Mountain View School District (rural): math 34% / reading 41% proficiency, ranked #107 of 238 in AR (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 2 units permitted in Stone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($933 loan paydown + $4k appreciation (3.0% local appreciation)).
• Stone County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe flood risk; 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 $118,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 8.28%
• Cash-on-cash: 7.08%
• DSCR: 1.32
• GRM: 8.7

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: 14.1%
• Equity multiple: 1.80×
• Total profit: $30,385
• Equity at exit: $60,657

10-year hold

• IRR: 15.9%
• Equity multiple: 3.34×
• Total profit: $88,209
• Equity at exit: $93,479

Cash invested: $37,772 (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 72680

• Active inventory: 7
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,295 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$37 /mo · $439/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $223

Break-even live

Break-even rent $1,013

Max offer price $134,900

Occupancy floor 78%

Sensitivity live

Price	-10% $299	-5% $261	+0% $223	+5% $185	+10% $147
Rent	-10% $121	-5% $172	+0% $223	+5% $274	+10% $325
Rate	-1.0pp $291	-0.5pp $257	base $223	+0.5pp $188	+1.0pp $152

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   statusdays on market $134,900 Active 123 DOM
2. 2026-06-18
   days on market $134,900 Price Change 122 DOM
3. 2026-06-17
   days on market $134,900 Price Change 121 DOM
4. 2026-06-16
   days on market $134,900 Price Change 120 DOM
5. 2026-06-15
   days on market $134,900 Price Change 119 DOM
6. 2026-06-14
   days on market $134,900 Price Change 117 DOM
7. 2026-06-13
   pricestatus $134,900 Price Change 116 DOM
8. 2026-06-12
   days on market $149,000 Active 116 DOM
9. 2026-06-09
   days on market $149,000 Active 113 DOM
10. 2026-06-08
    days on market $149,000 Active 112 DOM
11. 2026-06-07
    days on market $149,000 Active 111 DOM
12. 2026-06-07
    days on market $149,000 Active 110 DOM
13. 2026-06-02
    days on market $149,000 Active 106 DOM
14. 2026-06-01
    days on market $149,000 Active 105 DOM
15. 2026-05-31
    days on market $149,000 Active 104 DOM
16. 2026-05-30
    days on market $149,000 Active 103 DOM
17. 2026-02-16
    listed $149,000 New Listing 1115-char remark

    Show marketing remark (1115 chars)

    Once part of land owned by Ozark folk legend Jimmy Driftwood, this property later passed through the Morris family lineage before coming into the hands of its current local owner. Rich in local heritage and surrounded by natural beauty, this property offers character and functionality. Charming 3-bedroom, 2-bath manufactured home with multiple additions, including a spacious bonus sunroom for extra living space. The home has been reinforced with a fully enclosed exterior frame finished in stone and sits on a concrete foundation. Situated on approximately 3.38 acres, the land is bordered by Sylamore Creek on three sides, offering privacy and natural surroundings. The property also features over two acres of level, usable land—an uncommon feature in Stone County. Additional features include rear built-in storage rooms, a backyard utility building, a well (no pump), and an owned propane tank. Other Remarks: Split-level with two bedrooms on the main level and one on the lower level. Heat & Air: window units and ventless propane heater. Other Rooms: bonus room and two built-in storage rooms.

18. 2005-04-13
    soldstatus $653,000

ⓘ 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: $439 · $37/mo
• Projected year-2 tax: $863 · $72/mo
• Expected delta: +$424/yr (+$35/mo · 96.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme 99% 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 2/10 Low 4% 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: $15,541
• − Mortgage interest: −$7,556
• − Property taxes: −$439
• − Insurance: −$674
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$3,924
• Taxable income: $460
• Est. tax owed @ 24.0%: −$110
• After-tax cash flow: $2,564/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 View School District
• NCES district ID: 0510200
• Math proficiency: 34% ▼ -20.00%
• Reading proficiency: 41% ▼ -13.00%
• Median HH income: $31,281
• Composite: 30.61/100
• National rank: #6192
• State rank: #107 of 238 in AR

Livability — Fox

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 604
• Population (ZIP): 959

Population outlook (Stone County) Hauer SSP2

• Today (2025): 12,440 people
• By 2030: 12,372 · -0.5%
• By 2040: 12,081 · -2.9%
• By 2050: 11,628 · -6.5%
• By 2075: 10,863 · -12.7%
• By 2100: 9,420 · -24.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 15%
• Common ancestry: Romanian 6% Portuguese 3% Lithuanian 1%

Political lean MEDSL · Stone

• 2024 margin: Solid R (+61.7) · D 18.1% · R 79.7% · Other 2.2%
• 2008→2024 swing: -25.3pp toward R · 2008: -36.4pp · 2024: -61.7pp
• All cycles: 2024: R+61.7 2020: R+57.9 2016: R+52.3 2012: R+45.2 2008: R+36.4

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

-77.2% since first listed

2 events — show timeline

• 2026-02-16 Listed $149,000 CARMLS
• 2005-04-13 Sold (Public Records) $653,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $439 · +0.0% YoY. Source: county tax records.