3790 Hwy 201 N · Mountain Home, AR 72653

$120,000

3 bd · 1.0 ba · 1,225 sqft · SingleFamily public records · 19 Days on market

Built 1996 0.66 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 +21.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.6/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute 3 bedroom/1 bath home with nice back deck overlooking big yard. Located right out of Mountain Home city limits and just minutes from Norfork Lake public access at Pigeon Creek.

Key facts

• Detached
• 0.66 acre lot
• Built 1996

Tags

• DECK OVERLOOKING COUNTRYSIDE
• DETACHED

Property features AI

Finance

• Financial info: Financing available: Conventional loan or cash

Exterior

• Utilities: Public water; Septic system
• Home design: Metal/vinyl siding; Composition roof
• Construction: Slab foundation
• Exterior features: Deck; Level lot; Rural setting; Not in a subdivision; Paved road access

Interior

• Kitchen: Free-standing stove; Dishwasher
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heat; Central cooling
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Ceiling fans; Sheetrock walls/ceilings
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.1% in Mountain Home — 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 70/100 on livability (#54 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, 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: 386 active listings in the ZIP; 47 units permitted in Baxter County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Baxter County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y ago 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: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,200 (1.5% 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. 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.
3. 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.
4. 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: 1.06% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.41%
• DSCR: 1.29
• GRM: 7.8

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-8,001
• Equity at exit: $17,892

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $7,823
• Equity at exit: $10,375

Cash invested: $33,600 (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 72653

• Home prices YoY: -15.8%
• Active inventory: 386
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,277 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $179

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 81%

Sensitivity live

Price	-10% $262	-5% $221	+0% $179	+5% $138	+10% $96
Rent	-10% $79	-5% $129	+0% $179	+5% $230	+10% $280
Rate	-1.0pp $240	-0.5pp $210	base $179	+0.5pp $148	+1.0pp $117

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-19
   days on market $120,000 Active 19 DOM
2. 2026-06-18
   days on market $120,000 Active 18 DOM
3. 2026-06-17
   days on market $120,000 Active 17 DOM
4. 2026-06-16
   days on market $120,000 Active 16 DOM
5. 2026-06-15
   days on market $120,000 Active 15 DOM
6. 2026-06-14
   days on market $120,000 Active 13 DOM
7. 2026-06-12
   days on market $120,000 Active 12 DOM
8. 2026-06-09
   days on market $120,000 Active 9 DOM
9. 2026-06-08
   days on market $120,000 Active 8 DOM
10. 2026-06-07
    statusdays on market $120,000 Active 7 DOM
11. 2026-06-05
    days on market $120,000 New Listing 4 DOM
12. 2026-06-02
    days on market $120,000 New Listing 2 DOM
13. 2026-05-31
    remarks 469-char remark
14. 2026-05-31
    listed $120,000 New Listing 1 DOM

ⓘ 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 ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $15,322
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,226
• − Management: −$1,226
• − Depreciation: −$3,491
• Taxable income: $257
• Est. tax owed @ 24.0%: −$62
• After-tax cash flow: $2,091/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 — Mountain Home

• Score: 70/100
• State rank: #54
• US rank: #7718

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Baxter County · 29,564 people
• City population: 29,564
• Metro: Mountain Home, AR
• Population (ZIP): 29,564
• Household income: $48,718
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 663.0

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 (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Romanian 2% Portuguese 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 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: ▼ -46.18%
• Current HPI: 246.3231
• Rent YoY: —
• Metro: Mountain Home, AR
• 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

+130.8% since first listed

22 events — show timeline

• 2026-05-30 Listed $120,000 CARMLS
• 2022-11-21 Sold (Public Records) $145,900 Public Records
• 2022-11-18 Pending — CARMLS
• 2022-11-18 Sold (MLS) $145,900 MHMLS
• 2022-11-18 Sold (MLS) $145,900 CARMLS
• 2022-10-18 Listed $139,900 MHMLS
• 2022-08-16 Listed $139,900 CARMLS
• 2021-09-16 Sold (Public Records) $127,000 Public Records
• 2021-09-16 Sold (MLS) $127,000 MHMLS
• 2021-08-06 Listed $124,900 MHMLS
• 2020-07-27 Sold (Public Records) $73,000 Public Records
• 2020-07-22 Sold (MLS) $73,000 NWARMLS
• 2020-07-22 Sold (MLS) $73,000 MHMLS
• 2020-05-13 Listed $79,000 MHMLS
• 2020-04-16 Listed $79,000 NWARMLS
• 2020-02-28 Sold (MLS) $32,250 CARMLS
• 2020-02-28 Sold (MLS) $32,250 MHMLS
• 2020-01-29 Listed $21,000 MHMLS
• 2020-01-16 Listed $21,000 CARMLS
• 2011-03-08 Sold (Public Records) $70,000 Public Records
• 2008-01-31 Sold (Public Records) $57,000 Public Records
• 1998-04-17 Sold (Public Records) $52,000 Public Records

Property tax history

-6.6%/yr

Latest (2025): $171 · -37.0% YoY. Source: county tax records.