2204 W Highway 96 · Mansfield, AR 72944

$115,000

3 bd · 1.0 ba · 1,372 sqft · SingleFamily public records · 215 Days on market

Built 2000 12 ac lot $84/sqft · 46% below area

---

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 +18.7/30.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This property offers a wide range of possibilities, whether you're looking to renovate, invest, or create a private retreat. The acreage provides ample space, mature trees, and room for future expansion such as outbuildings, gardens, or livestock. With plenty of usable land and the opportunity to customize the property to your needs, this is a great fit for anyone seeking a project with long-term potential. If you're looking for a place where you can put in some work, build equity, and make something uniquely your own, this property deserves a look!

Key facts

• Over 11 acres
• Private retreat
• Mature trees

Tags

• OVER 11 ACRES
• MATURE TREES
• PRIVATE RETREAT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $114 ($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 $115k (0.0% below list).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#255 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute F.
• Mansfield School District (rural): math 37% / reading 34% proficiency, ranked #110 of 238 in AR (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 active listings in the ZIP; 388 units permitted in Sebastian County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($795 loan paydown + $7k appreciation (6.1% local appreciation)).
• Sebastian County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.1% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 215 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $59k; list at $115k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 215 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. 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?
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: 1.00% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.23%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $279,869
• List price: $115,000
• Delta: -58.91%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

6.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 2.28×
• Total profit: $41,248
• Equity at exit: $73,140

10-year hold

• IRR: 18.5%
• Equity multiple: 4.59×
• Total profit: $115,492
• Equity at exit: $133,371

Cash invested: $32,200 (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 72944

• Home prices YoY: 2.3%
• Active inventory: 26
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $114

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 85%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $115,000 Active 215 DOM
2. 2026-06-18
   days on market $115,000 Active 214 DOM
3. 2026-06-17
   days on market $115,000 Active 213 DOM
4. 2026-06-16
   days on market $115,000 Active 212 DOM
5. 2026-06-15
   days on market $115,000 Active 211 DOM
6. 2026-06-14
   days on market $115,000 Active 209 DOM
7. 2026-06-12
   days on market $115,000 Active 208 DOM
8. 2026-06-09
   days on market $115,000 Active 205 DOM
9. 2026-06-08
   days on market $115,000 Active 204 DOM
10. 2026-06-07
    days on market $115,000 Active 203 DOM
11. 2026-06-07
    days on market $115,000 Active 202 DOM
12. 2026-06-04
    days on market $115,000 Active 199 DOM
13. 2026-06-02
    days on market $115,000 Active 198 DOM
14. 2026-06-01
    days on market $115,000 Active 197 DOM
15. 2026-05-31
    days on market $115,000 Active 196 DOM
16. 2026-05-31
    days on market $115,000 Active 195 DOM
17. 2026-04-22
    price $115,000 555-char remark

    Show marketing remark (555 chars)

    This property offers a wide range of possibilities, whether you're looking to renovate, invest, or create a private retreat. The acreage provides ample space, mature trees, and room for future expansion such as outbuildings, gardens, or livestock. With plenty of usable land and the opportunity to customize the property to your needs, this is a great fit for anyone seeking a project with long-term potential. If you're looking for a place where you can put in some work, build equity, and make something uniquely your own, this property deserves a look!

18. 2026-02-21
    price $125,000 555-char remark

    Show marketing remark (555 chars)

    This property offers a wide range of possibilities, whether you're looking to renovate, invest, or create a private retreat. The acreage provides ample space, mature trees, and room for future expansion such as outbuildings, gardens, or livestock. With plenty of usable land and the opportunity to customize the property to your needs, this is a great fit for anyone seeking a project with long-term potential. If you're looking for a place where you can put in some work, build equity, and make something uniquely your own, this property deserves a look!

19. 2025-12-24
    price $130,000 555-char remark

    Show marketing remark (555 chars)

    This property offers a wide range of possibilities, whether you're looking to renovate, invest, or create a private retreat. The acreage provides ample space, mature trees, and room for future expansion such as outbuildings, gardens, or livestock. With plenty of usable land and the opportunity to customize the property to your needs, this is a great fit for anyone seeking a project with long-term potential. If you're looking for a place where you can put in some work, build equity, and make something uniquely your own, this property deserves a look!

20. 2025-11-28
    price $135,000 555-char remark

    Show marketing remark (555 chars)

    This property offers a wide range of possibilities, whether you're looking to renovate, invest, or create a private retreat. The acreage provides ample space, mature trees, and room for future expansion such as outbuildings, gardens, or livestock. With plenty of usable land and the opportunity to customize the property to your needs, this is a great fit for anyone seeking a project with long-term potential. If you're looking for a place where you can put in some work, build equity, and make something uniquely your own, this property deserves a look!

21. 2025-11-17
    listed $180,000 Active 555-char remark

    Show marketing remark (555 chars)

    This property offers a wide range of possibilities, whether you're looking to renovate, invest, or create a private retreat. The acreage provides ample space, mature trees, and room for future expansion such as outbuildings, gardens, or livestock. With plenty of usable land and the opportunity to customize the property to your needs, this is a great fit for anyone seeking a project with long-term potential. If you're looking for a place where you can put in some work, build equity, and make something uniquely your own, this property deserves a look!

22. 2000-07-10
    soldstatus $59,000

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $13,797
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$3,345
• Taxable loss: −$498
• Est. tax savings @ 24.0%: +$119
• After-tax cash flow: $1,482/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: Mansfield School District
• NCES district ID: 0509330
• Math proficiency: 37% ▼ -8.00%
• Reading proficiency: 34% ▼ -8.00%
• Median HH income: $46,056
• Composite: 30.41/100
• National rank: #6245
• State rank: #110 of 238 in AR

Livability — Mansfield

• Score: 61/100
• State rank: #255
• US rank: #18362

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,669

Population outlook (Sebastian County) Hauer SSP2

• Today (2025): 133,992 people
• By 2030: 136,620 · +2.0%
• By 2040: 140,832 · +5.1%
• By 2050: 143,301 · +6.9%
• By 2075: 147,964 · +10.4%
• By 2100: 145,848 · +8.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 7% Hispanic / Latino 4% Black 1% Native American 1%
• Common ancestry: Slovak 1% Serbian 1% Iranian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Sebastian

• 2024 margin: Solid R (+37.5) · D 30.0% · R 67.6% · Other 2.4%
• 2008→2024 swing: -2.9pp toward R · 2008: -34.6pp · 2024: -37.5pp
• All cycles: 2024: R+37.5 2020: R+35.5 2016: R+38.1 2012: R+37.1 2008: R+34.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.12%
• Current HPI: 273.7329
• 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

+94.9% since first listed

6 events — show timeline

• 2026-04-22 Price Changed $115,000 WRVBOR
• 2026-02-21 Price Changed $125,000 WRVBOR
• 2025-12-24 Price Changed $130,000 WRVBOR
• 2025-11-28 Price Changed $135,000 WRVBOR
• 2025-11-17 Listed $180,000 WRVBOR
• 2000-07-10 Sold (Public Records) $59,000 Public Records

Property tax history

-9.2%/yr

Latest (2025): $176 · -26.4% YoY. Source: county tax records.