6824 Myrtle · Little Rock, AR 72103

$80,000

2 bd · 2.0 ba · 1,120 sqft · Manufactured · 8 Days on market

Built 1992 1.21 ac lot $71/sqft · 36% below area Est $124k · 36% under

---

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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to own acreage with cleared land, and tons of potential! This property includes a 2 bedroom, 2 bathroom mobile home that needs a little TLC but could technically be move-in ready. Priced to reflect AS IS, giving you the chance to add your own updates and value. The property already has the perfect homesite from a previous residence, complete with separate water and electric hookups, plus an additional septic hookup — ideal for a second home, guest house, rental, or future build. Enjoy a long private driveway leading you back off the road, offering peace, privacy, and plenty of room for animals, a garden, or simply wide-open space. A huge shop/shed provides excellent storage, workspace, or hobby area. Whether you’re looking for a homestead setup, investment opportunity, or a place to build your dream home, this one checks all the boxes. Opportunity is knocking! This is 5 Lots- acreage is approximate.

Key facts

• Small pond
• Storage buildings
• 1.3 acres

Tags

• 1.3 ACRES
• WORKSHOP
• STORAGE BUILDINGS
• TORNADO SHELTER
• SMALL POND
• PLENTY OF PARKING SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 11.1% vs local median 4.1% in Little Rock — 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 73/100 on livability (#22 in AR) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F.
• Pulaski County Spec. School District (rural): math 27% / reading 31% proficiency, ranked #150 of 238 in AR (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 45 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 446 units permitted in Saline County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Saline County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: 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 $80,000

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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
3. 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.
4. 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.
5. 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: 1.27% ✓
• Cap rate: 11.09%
• Cash-on-cash: 17.12%
• DSCR: 1.76
• GRM: 6.6

CMA / ARV

• ARV (median comp): $124,257
• List price: $80,000
• Delta: -36.42%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14103 Chicot	0.41mi	3/2.0 (+1)	1,216 (+9%)	19mo	$145,000	$119	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 8.4%
• Equity multiple: 1.33×
• Total profit: $7,366
• Equity at exit: $11,928

10-year hold

• IRR: 17.6%
• Equity multiple: 2.45×
• Total profit: $32,514
• Equity at exit: $6,917

Cash invested: $22,400 (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 72103

• Home prices YoY: -8.0%
• Active inventory: 45
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,016 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$30 /mo · $365/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $320

Break-even live

Break-even rent $612

Max offer price $80,000

Occupancy floor 64%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6455 Lilac Dr Mabelvale, AR	2.0	1.0	900	$1,155	$1.28	14d	1	0.45mi
12003 Krestridge Dr Unit B Mabelvale, AR	2.0	1.0	768	$800	$1.04	14d	1	0.60mi

Listing history 16 events

1. 2026-06-18
   days on market $80,000 Active 8 DOM
2. 2026-06-17
   statusdays on market $80,000 Active 7 DOM
3. 2026-06-16
   days on market $80,000 New Listing 6 DOM
4. 2026-06-15
   days on market $80,000 New Listing 5 DOM
5. 2026-06-14
   days on market $80,000 New Listing 3 DOM
6. 2026-06-13
   pricestatusdays on marketlisting id $80,000 New Listing 2 DOM
7. 2026-06-08
   days on market $79,000 Active 103 DOM
8. 2026-06-07
   days on market $79,000 Active 102 DOM
9. 2026-06-05
   days on market $79,000 Active 99 DOM
10. 2026-06-03
    days on market $79,000 Active 98 DOM
11. 2026-06-02
    days on market $79,000 Active 97 DOM
12. 2026-06-01
    days on market $79,000 Active 96 DOM
13. 2026-05-31
    days on market $79,000 Active 95 DOM
14. 2026-05-31
    days on market $79,000 Active 94 DOM
15. 2026-02-25
    listed $79,000 Active 942-char remark

    Show marketing remark (942 chars)

    Great opportunity to own acreage with cleared land, and tons of potential! This property includes a 2 bedroom, 2 bathroom mobile home that needs a little TLC but could technically be move-in ready. Priced to reflect AS IS, giving you the chance to add your own updates and value. The property already has the perfect homesite from a previous residence, complete with separate water and electric hookups, plus an additional septic hookup — ideal for a second home, guest house, rental, or future build. Enjoy a long private driveway leading you back off the road, offering peace, privacy, and plenty of room for animals, a garden, or simply wide-open space. A huge shop/shed provides excellent storage, workspace, or hobby area. Whether you’re looking for a homestead setup, investment opportunity, or a place to build your dream home, this one checks all the boxes. Opportunity is knocking! This is 5 Lots- acreage is approximate.

16. 2026-02-24
    listed $79,000 New Listing 938-char remark

    Show marketing remark (938 chars)

    Great opportunity to own acreage with cleared land, and tons of potential! This property includes a 2 bedroom, 2 bathroom mobile home that needs a little TLC but could technically be move-in ready. Priced to reflect AS IS, giving you the chance to add your own updates and value. The property already has the perfect homesite from a previous residence, complete with separate water and electric hookups, plus an additional septic hookup — ideal for a second home, guest house, rental, or future build. Enjoy a long private driveway leading you back off the road, offering peace, privacy, and plenty of room for animals, a garden, or simply wide-open space. A huge shop/shed provides excellent storage, workspace, or hobby area. Whether you’re looking for a homestead setup, investment opportunity, or a place to build your dream home, this one checks all the boxes. Opportunity is knocking! This is 5 Lots- acreage is approx.

ⓘ 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: $365 · $30/mo
• Projected year-2 tax: $512 · $43/mo
• Expected delta: +$147/yr (+$12/mo · 40.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $12,196
• − Mortgage interest: −$4,481
• − Property taxes: −$365
• − Insurance: −$400
• − Repairs & maintenance: −$976
• − Management: −$976
• − Depreciation: −$2,327
• Taxable income: $2,671
• Est. tax owed @ 24.0%: −$641
• After-tax cash flow: $3,194/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: Pulaski County Spec. School District
• NCES district ID: 0511850
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 31% ▼ -10.00%
• Median HH income: $53,218
• Composite: 25.67/100
• National rank: #7394
• State rank: #150 of 238 in AR

Livability — Little Rock

• Score: 73/100
• State rank: #22
• US rank: #5295

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 218,896
• Population (ZIP): 14,160

Population outlook (Saline County) Hauer SSP2

• Today (2025): 140,141 people
• By 2030: 151,233 · +7.9%
• By 2040: 173,100 · +23.5%
• By 2050: 194,368 · +38.7%
• By 2075: 245,295 · +75.0%
• By 2100: 279,117 · +99.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 56% Black 21% Hispanic / Latino 19% Two or more races 6%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 84% English-only · Spanish 16%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+40.1) · D 28.8% · R 69.0% · Other 2.2%
• 2008→2024 swing: +0.8pp no change · 2008: -41.0pp · 2024: -40.1pp
• All cycles: 2024: R+40.1 2020: R+41.2 2016: R+43.5 2012: R+42.7 2008: R+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.14%
• Current HPI: 220.5234
• 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

+0.0% since first listed

2 events — show timeline

• 2026-02-25 Listed $79,000 HSBOR
• 2026-02-24 Listed $79,000 CARMLS

Property tax history

+11.4%/yr

Latest (2025): $365 · +265.1% YoY. Source: county tax records.