1630 Highway 178 W · Midway, AR 72651

$94,500

2 bd · 2.0 ba · 896 sqft · Manufactured public records · 1 Days on market

Built 1995 Est $115k · 18% under

---

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 +15.1/30.0
• ARV discount +15.0/15.0
• Appreciation +6.9/10.0
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• Schools +3.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Very clean 2 bedroom/2 bath mobile home with small detached 2 car carport and workshop. Very large level back yard, new flooring throughout. All appliances remain and some furniture will convey with accepted offer.

Key facts

• Central heat
• Boat landing
• Rural water

Tags

• BULL SHOALS LAKE
• BOAT LANDING
• CENTRAL HEAT
• PROPANE FURNACE
• RURAL WATER
• LOWEST PROPERTY TAXES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $94k.

Deal economics

• At list price, monthly cash flow is $31 ($376/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 $87k (8.3% below list).
• Recommended offer: $87k (8.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.5% in Midway — 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 66/100 on livability (#139 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Mountain Home School District (town): math 45% / reading 45% proficiency, ranked #40 of 238 in AR (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP; 47 units permitted in Baxter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($653 loan paydown + $4k appreciation (3.9% local appreciation)).
• Baxter County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y ago; this cycle's ask is 89% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $46k; list at $94k implies a 105% gain — meaningful room to come down on a strong offer.

Recommended offer $86,635 (8.3% below list)

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. 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?
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: 0.92% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.42%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $114,688
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
49 Tafel Ln	0.67mi	2/2.0	896 (0%)	17mo	$115,000	$128	54
2131 Highway 178 Hwy	0.48mi	2/1.0	784 (-12%)	3mo	$12,000	$15	50

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

Projected returns pro-forma

3.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.2%
• Equity multiple: 1.68×
• Total profit: $17,888
• Equity at exit: $47,272

10-year hold

• IRR: 12.9%
• Equity multiple: 3.10×
• Total profit: $55,561
• Equity at exit: $76,811

Cash invested: $26,460 (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 72651

• Home prices YoY: 1.7%
• Active inventory: 17
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $866 medium
• Mortgage (P&I): −$496
• Tax est. 1.5%: −$118 /mo · $1,418/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $31

Break-even live

Break-even rent $827

Max offer price $94,500

Occupancy floor 91%

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: $23,625
• Closing costs: $2,835
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2021-05-27
   soldstatus $46,000 214-char remark

   Show marketing remark (214 chars)

   Very clean 2 bedroom/2 bath mobile home with small detached 2 car carport and workshop. Very large level back yard, new flooring throughout. All appliances remain and some furniture will convey with accepted offer.

2. 2021-05-27
   soldstatus $46,000

   Show marketing remark (214 chars)

   Very clean 2 bedroom/2 bath mobile home with small detached 2 car carport and workshop. Very large level back yard, new flooring throughout. All appliances remain and some furniture will convey with accepted offer.

3. 2021-05-08
   listed $49,900 214-char remark

   Show marketing remark (214 chars)

   Very clean 2 bedroom/2 bath mobile home with small detached 2 car carport and workshop. Very large level back yard, new flooring throughout. All appliances remain and some furniture will convey with accepted offer.

4. 2019-04-29
   soldstatus $40,000 207-char remark

   Show marketing remark (207 chars)

   NICE 2 BR 2 BA MOBILE WITH 0.57 ACRES M/L. 2 CAR CARPORT WITH ATTACHED WORKSHOP AREA. LARGE BACKYARD. GREAT STARTER HOME OR VACATION PROPERTY. MINUTES FROM BULL SHOALS LAKE AND JUST OUTSIDE OF MOUNTAIN HOME.

5. 2019-04-29
   soldstatus $40,000

   Show marketing remark (207 chars)

   NICE 2 BR 2 BA MOBILE WITH 0.57 ACRES M/L. 2 CAR CARPORT WITH ATTACHED WORKSHOP AREA. LARGE BACKYARD. GREAT STARTER HOME OR VACATION PROPERTY. MINUTES FROM BULL SHOALS LAKE AND JUST OUTSIDE OF MOUNTAIN HOME.

6. 2019-04-01
   listed $45,900 207-char remark

   Show marketing remark (207 chars)

   NICE 2 BR 2 BA MOBILE WITH 0.57 ACRES M/L. 2 CAR CARPORT WITH ATTACHED WORKSHOP AREA. LARGE BACKYARD. GREAT STARTER HOME OR VACATION PROPERTY. MINUTES FROM BULL SHOALS LAKE AND JUST OUTSIDE OF MOUNTAIN HOME.

7. 2009-06-25
   soldstatus $46,000
8. 2002-02-01
   soldstatus $36,000

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

Taxation est. · year 1

• Rental income: $10,396
• − Mortgage interest: −$5,293
• − Property taxes: −$1,418
• − Insurance: −$472
• − Repairs & maintenance: −$832
• − Management: −$832
• − Depreciation: −$2,749
• Taxable loss: −$1,200
• Est. tax savings @ 24.0%: +$288
• After-tax cash flow: $664/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 Home School District
• NCES district ID: 0500043
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $36,966
• Composite: 37.4/100
• National rank: #4424
• State rank: #40 of 238 in AR

Livability — Midway

• Score: 66/100
• State rank: #139
• US rank: #12379

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Midway, AR
• City population: 1,422
• Population (ZIP): 1,422

Population outlook (Baxter County) Hauer SSP2

• Today (2025): 39,886 people
• By 2030: 39,226 · -1.7%
• By 2040: 37,810 · -5.2%
• By 2050: 36,287 · -9.0%
• By 2075: 32,965 · -17.4%
• By 2100: 28,002 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Asian 5% Two or more races 5%
• Common ancestry: Serbian 4% Lithuanian 2% Romanian 1%
• Foreign-born: 2% · South Korea
• Languages at home: 97% English-only · Korean 2% German/W. Germanic 1%

Political lean MEDSL · Baxter

• 2024 margin: Solid R (+56.9) · D 20.7% · R 77.6% · Other 1.7%
• 2008→2024 swing: -25.3pp toward R · 2008: -31.6pp · 2024: -56.9pp
• All cycles: 2024: R+56.9 2020: R+53.3 2016: R+53.6 2012: R+44.0 2008: R+31.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.88%
• Current HPI: 232.2963
• 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

+27.8% since first listed

8 events — show timeline

• 2021-05-27 Sold (Public Records) $46,000 Public Records
• 2021-05-27 Sold (MLS) $46,000 MHMLS
• 2021-05-08 Listed $49,900 MHMLS
• 2019-04-29 Sold (Public Records) $40,000 Public Records
• 2019-04-29 Sold (MLS) $40,000 MHMLS
• 2019-04-01 Listed $45,900 MHMLS
• 2009-06-25 Sold (Public Records) $46,000 Public Records
• 2002-02-01 Sold (Public Records) $36,000 Public Records

Property tax history

-17.3%/yr

Latest (2025): $19 · +33.3% YoY. Source: county tax records.