43 E Lakeshore Dr · Highland, AR 72542

$149,900

2 bd · 1.5 ba · 875 sqft · Manufactured · 296 Days on market

Built 1977 0.34 ac lot

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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).

• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.9/10.0

Listing remarks MLS

Lakefront home in Highland Arkansas. Come fish or swim in Beautiful Lake Mirandy. Or just sit on your back deck and watch the sunsets over the lake. This completely remodeled home can be your weekend getaway, your vacation place or it could be your permanent/retirement home on a lake. This home has got to be seen to be appreciated. From the full-length back porch to the brand-new vinyl siding. Updates like new flooring, new stainless-steel appliances, a ginormous jacuzzi tub and a shower in the updated primary bathroom. The guest bedroom room has its own private half-bath. Lake views from every room. There is a deck with a pergola down near the lake and a fishing/swimming dock w/ storage on the lake. There is also a 10 x 12 outbuilding for storage, lake toys, and or lawn equipment. This lakefront property has been updated inside and out with landscaping, covered porches and all new doors and windows. Wonderful craftsmanship throughout the home; not to mention all the lake decor on the back porch & primary bedroom stays with the new owner. Make an appointment to see this cutie soon. $1000.00 towards buyers closing costs and $1500.00 bonus for the selling agent. See virtual tour

Key facts

• Private half bath
• All new flooring
• Lakefront home

Tags

• LAKEFRONT HOME
• PRIVATE HALF BATH
• FULL LENGTH BACK PORCH
• BRAND NEW VINYL SIDING
• ALL NEW FLOORING
• GINORMOUS JACUZZI TUB

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $-167 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (16.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (26.6% below list).
• Recommended offer: $110k (26.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#169 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.
• Highland School District (town): math 43% / reading 39% proficiency, ranked #66 of 238 in AR (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 131 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4 units permitted in Sharp County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Sharp County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 296 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $31k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $93k; list at $150k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (26.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 296 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 0.73% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.77%
• DSCR: 0.79
• GRM: 11.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.9%
• Equity multiple: 2.69×
• Total profit: $71,025
• Equity at exit: $135,042

10-year hold

• IRR: 19.0%
• Equity multiple: 6.18×
• Total profit: $217,549
• Equity at exit: $291,223

Cash invested: $41,972 (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 72542

• Home prices YoY: 26.5%
• Active inventory: 131
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $-167

Break-even live

Break-even rent $1,311

Max offer price $125,746

Occupancy floor —

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Micanoty Dr Cherokee Village, AR	2.0	1.5	992	$1,100	$1.11	43d	1	1.33mi

Listing history 26 events

1. 2026-06-19
   days on market $149,900 Active 296 DOM
2. 2026-06-18
   days on market $149,900 Active 295 DOM
3. 2026-06-17
   days on market $149,900 Active 294 DOM
4. 2026-06-16
   days on market $149,900 Active 293 DOM
5. 2026-06-15
   days on market $149,900 Active 292 DOM
6. 2026-06-14
   days on market $149,900 Active 290 DOM
7. 2026-06-12
   days on market $149,900 Active 289 DOM
8. 2026-06-09
   days on market $149,900 Active 286 DOM
9. 2026-06-08
   days on market $149,900 Active 285 DOM
10. 2026-06-07
    days on market $149,900 Active 284 DOM
11. 2026-06-04
    days on market $149,900 Active 280 DOM
12. 2026-06-02
    statusdays on market $149,900 Active 279 DOM
13. 2026-06-01
    days on market $149,900 Price Change 278 DOM
14. 2026-05-31
    days on market $149,900 Price Change 277 DOM
15. 2026-05-31
    days on market $149,900 Price Change 276 DOM
16. 2025-10-16
    price $159,900 1201-char remark

    Show marketing remark (1201 chars)

    Lakefront home in Highland Arkansas. Come fish or swim in Beautiful Lake Mirandy. Or just sit on your back deck and watch the sunsets over the lake. This completely remodeled home can be your weekend getaway, your vacation place or it could be your permanent/retirement home on a lake. This home has got to be seen to be appreciated. From the full-length back porch to the brand-new vinyl siding. Updates like new flooring, new stainless-steel appliances, a ginormous jacuzzi tub and a shower in the updated primary bathroom. The guest bedroom room has its own private half-bath. Lake views from every room. There is a deck with a pergola down near the lake and a fishing/swimming dock w/ storage on the lake. There is also a 10 x 12 outbuilding for storage, lake toys, and or lawn equipment. This lakefront property has been updated inside and out with landscaping, covered porches and all new doors and windows. Wonderful craftsmanship throughout the home; not to mention all the lake decor on the back porch & primary bedroom stays with the new owner. Make an appointment to see this cutie soon. $1000.00 towards buyers closing costs and $1500.00 bonus for the selling agent. See virtual tour

17. 2025-09-11
    price $171,000 1201-char remark

    Show marketing remark (1201 chars)

    Lakefront home in Highland Arkansas. Come fish or swim in Beautiful Lake Mirandy. Or just sit on your back deck and watch the sunsets over the lake. This completely remodeled home can be your weekend getaway, your vacation place or it could be your permanent/retirement home on a lake. This home has got to be seen to be appreciated. From the full-length back porch to the brand-new vinyl siding. Updates like new flooring, new stainless-steel appliances, a ginormous jacuzzi tub and a shower in the updated primary bathroom. The guest bedroom room has its own private half-bath. Lake views from every room. There is a deck with a pergola down near the lake and a fishing/swimming dock w/ storage on the lake. There is also a 10 x 12 outbuilding for storage, lake toys, and or lawn equipment. This lakefront property has been updated inside and out with landscaping, covered porches and all new doors and windows. Wonderful craftsmanship throughout the home; not to mention all the lake decor on the back porch & primary bedroom stays with the new owner. Make an appointment to see this cutie soon. $1000.00 towards buyers closing costs and $1500.00 bonus for the selling agent. See virtual tour

18. 2025-08-27
    listed $181,000 New Listing 1201-char remark

    Show marketing remark (1201 chars)

    Lakefront home in Highland Arkansas. Come fish or swim in Beautiful Lake Mirandy. Or just sit on your back deck and watch the sunsets over the lake. This completely remodeled home can be your weekend getaway, your vacation place or it could be your permanent/retirement home on a lake. This home has got to be seen to be appreciated. From the full-length back porch to the brand-new vinyl siding. Updates like new flooring, new stainless-steel appliances, a ginormous jacuzzi tub and a shower in the updated primary bathroom. The guest bedroom room has its own private half-bath. Lake views from every room. There is a deck with a pergola down near the lake and a fishing/swimming dock w/ storage on the lake. There is also a 10 x 12 outbuilding for storage, lake toys, and or lawn equipment. This lakefront property has been updated inside and out with landscaping, covered porches and all new doors and windows. Wonderful craftsmanship throughout the home; not to mention all the lake decor on the back porch & primary bedroom stays with the new owner. Make an appointment to see this cutie soon. $1000.00 towards buyers closing costs and $1500.00 bonus for the selling agent. See virtual tour

19. 2025-08-22
    historical
20. 2025-08-10
    price $184,900
21. 2025-07-04
    price $199,900
22. 2025-06-26
    listed $209,900 New Listing
23. 2023-03-17
    soldstatus $93,000
24. 2023-03-16
    soldstatus $93,000 Sold
25. 2023-02-21
    status Under Contract
26. 2023-02-06
    listed $99,900 New Listing

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $13,200
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$4,361
• Taxable loss: −$4,667
• Est. tax savings @ 24.0%: +$1,120
• After-tax cash flow: $-883/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: Highland School District
• NCES district ID: 0507770
• Math proficiency: 43% ▼ -7.00%
• Reading proficiency: 39% ▼ -9.00%
• Median HH income: $32,066
• Composite: 33.63/100
• National rank: #5400
• State rank: #66 of 238 in AR

Livability — Highland

• Score: 64/100
• State rank: #169
• US rank: #14238

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Highland, AR
• Population (ZIP): 3,829

Population outlook (Sharp County) Hauer SSP2

• Today (2025): 16,170 people
• By 2030: 15,711 · -2.8%
• By 2040: 14,974 · -7.4%
• By 2050: 14,420 · -10.8%
• By 2075: 13,235 · -18.2%
• By 2100: 11,492 · -28.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Asian 1%
• Common ancestry: Lithuanian 9% Slovak 3% Italian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Sharp

• 2024 margin: Solid R (+62.7) · D 17.7% · R 80.4% · Other 1.9%
• 2008→2024 swing: -33.7pp toward R · 2008: -28.9pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+60.0 2016: R+54.7 2012: R+38.8 2008: R+28.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 40.05%
• Current HPI: 191.38
• 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

+60.1% since first listed

11 events — show timeline

• 2025-10-16 Price Changed $159,900 CARMLS
• 2025-09-11 Price Changed $171,000 CARMLS
• 2025-08-27 Listed $181,000 CARMLS
• 2025-08-22 Listing Removed — CARMLS
• 2025-08-10 Price Changed $184,900 CARMLS
• 2025-07-04 Price Changed $199,900 CARMLS
• 2025-06-26 Listed $209,900 CARMLS
• 2023-03-17 Sold (Public Records) $93,000 Public Records
• 2023-03-16 Sold (MLS) $93,000 CARMLS
• 2023-02-21 Pending — CARMLS
• 2023-02-06 Listed $99,900 CARMLS

Property tax history

+10.3%/yr

Latest (2025): $267 · +79.4% YoY. Source: county tax records.