751 Mingues Turner Ln · Pleasant Grove, AR 72560

$109,900

2 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 61 Days on market

4.69 ac lot $98/sqft · 330% above area

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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).

• Cash flow +19.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +3.9/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away in the scenic hills of Mountain View, this charming and private retreat offers the perfect opportunity for a cozy getaway or a high-demand Airbnb investment. Surrounded by peaceful woods, the property provides a true sense of seclusion while still being conveniently located less than 10 minutes from the White River—renowned for its excellent trout fishing. Outdoor enthusiasts will love the nearby ATV/UTV trails, making this an ideal escape for both adventure and relaxation. The home has been thoughtfully updated with all new appliances, including a washer/dryer combo unit, a new on-demand water heater (2025), an updated electrical box, and recent plumbing improvements—offering comfort and peace of mind for years to come. An extra-large gravel driveway pad provides plenty of space for parking or storing your RV or camper, and a Conex storage container conveys with the property for added convenience. Whether you're looking for a personal retreat or an income-producing property, this one truly checks all the boxes.

Key facts

• New hot water heater
• New appliances
• Private retreat

Tags

• PRIVATE RETREAT
• NEW APPLIANCES
• WASHER DRYER COMBO UNIT
• NEW HOT WATER HEATER
• UPDATED ELECTRICAL BOX
• RECENT PLUMBING IMPROVEMENTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/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 $98k (11.0% below list).
• Recommended offer: $98k (11.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Mountain View School District (rural): math 34% / reading 41% proficiency, ranked #107 of 238 in AR (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 164 active listings in the ZIP; 2 units permitted in Stone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Stone County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $8k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,849 (11.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 11% 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. 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?
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: 0.89% ✗
• Cap rate: 7.72%
• Cash-on-cash: 5.11%
• DSCR: 1.23
• GRM: 9.4

CMA / ARV

• ARV (median comp): $25,561
• List price: $109,900
• Delta: 329.95%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.4%
• Equity multiple: 0.69×
• Total profit: $-9,517
• Equity at exit: $16,386

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $2,231
• Equity at exit: $9,502

Cash invested: $30,772 (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 72560

• Home prices YoY: -23.2%
• Active inventory: 164
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $978 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$20 /mo · $238/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $131

Break-even live

Break-even rent $813

Max offer price $109,900

Occupancy floor 82%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $109,900 Active 61 DOM
2. 2026-06-18
   days on market $109,900 Active 60 DOM
3. 2026-06-17
   days on market $109,900 Active 59 DOM
4. 2026-06-16
   days on market $109,900 Active 58 DOM
5. 2026-06-15
   days on market $109,900 Active 57 DOM
6. 2026-06-14
   days on market $109,900 Active 55 DOM
7. 2026-06-12
   days on market $109,900 Active 54 DOM
8. 2026-06-09
   days on market $109,900 Active 51 DOM
9. 2026-06-08
   days on market $109,900 Active 50 DOM
10. 2026-06-07
    days on market $109,900 Active 49 DOM
11. 2026-06-07
    statusdays on market $109,900 Active 48 DOM
12. 2026-06-02
    days on market $109,900 Price Change 44 DOM
13. 2026-06-01
    days on market $109,900 Price Change 43 DOM
14. 2026-05-31
    days on market $109,900 Price Change 42 DOM
15. 2026-05-30
    days on market $109,900 Price Change 41 DOM
16. 2026-05-12
    price $112,900 1051-char remark

    Show marketing remark (1051 chars)

    Tucked away in the scenic hills of Mountain View, this charming and private retreat offers the perfect opportunity for a cozy getaway or a high-demand Airbnb investment. Surrounded by peaceful woods, the property provides a true sense of seclusion while still being conveniently located less than 10 minutes from the White River—renowned for its excellent trout fishing. Outdoor enthusiasts will love the nearby ATV/UTV trails, making this an ideal escape for both adventure and relaxation. The home has been thoughtfully updated with all new appliances, including a washer/dryer combo unit, a new on-demand water heater (2025), an updated electrical box, and recent plumbing improvements—offering comfort and peace of mind for years to come. An extra-large gravel driveway pad provides plenty of space for parking or storing your RV or camper, and a Conex storage container conveys with the property for added convenience. Whether you're looking for a personal retreat or an income-producing property, this one truly checks all the boxes.

17. 2026-04-19
    listed $117,900 New Listing 1051-char remark

    Show marketing remark (1051 chars)

    Tucked away in the scenic hills of Mountain View, this charming and private retreat offers the perfect opportunity for a cozy getaway or a high-demand Airbnb investment. Surrounded by peaceful woods, the property provides a true sense of seclusion while still being conveniently located less than 10 minutes from the White River—renowned for its excellent trout fishing. Outdoor enthusiasts will love the nearby ATV/UTV trails, making this an ideal escape for both adventure and relaxation. The home has been thoughtfully updated with all new appliances, including a washer/dryer combo unit, a new on-demand water heater (2025), an updated electrical box, and recent plumbing improvements—offering comfort and peace of mind for years to come. An extra-large gravel driveway pad provides plenty of space for parking or storing your RV or camper, and a Conex storage container conveys with the property for added convenience. Whether you're looking for a personal retreat or an income-producing property, this one truly checks all the boxes.

18. 2024-12-11
    soldstatus $77,500
19. 2024-12-09
    historical Take Backups 198-char remark

    Show marketing remark (198 chars)

    Discover a serene country setting just minutes from town on this 4.69 acres m/l property complete with a charming mobile home, storage shed and Conex container, perfect for a residence or investment

20. 2024-12-09
    soldstatus $104,900 Sold 198-char remark

    Show marketing remark (198 chars)

    Discover a serene country setting just minutes from town on this 4.69 acres m/l property complete with a charming mobile home, storage shed and Conex container, perfect for a residence or investment

21. 2024-11-04
    listed $84,500 New Listing 198-char remark

    Show marketing remark (198 chars)

    Discover a serene country setting just minutes from town on this 4.69 acres m/l property complete with a charming mobile home, storage shed and Conex container, perfect for a residence or investment

22. 2001-08-31
    soldstatus $650,000

ⓘ 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: $238 · $20/mo
• Projected year-2 tax: $703 · $59/mo
• Expected delta: +$466/yr (+$39/mo · 196.1%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $11,742
• − Mortgage interest: −$6,156
• − Property taxes: −$238
• − Insurance: −$550
• − Repairs & maintenance: −$939
• − Management: −$939
• − Depreciation: −$3,197
• Taxable loss: −$277
• Est. tax savings @ 24.0%: +$66
• After-tax cash flow: $1,640/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 View School District
• NCES district ID: 0510200
• Math proficiency: 34% ▼ -20.00%
• Reading proficiency: 41% ▼ -13.00%
• Median HH income: $31,281
• Composite: 30.61/100
• National rank: #6192
• State rank: #107 of 238 in AR

Livability — Pleasant Grove

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 7,650
• Population (ZIP): 7,650

Population outlook (Stone County) Hauer SSP2

• Today (2025): 12,440 people
• By 2030: 12,372 · -0.5%
• By 2040: 12,081 · -2.9%
• By 2050: 11,628 · -6.5%
• By 2075: 10,863 · -12.7%
• By 2100: 9,420 · -24.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 3% Native American 1%
• Common ancestry: Slovak 4% Iranian 3% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Stone

• 2024 margin: Solid R (+61.7) · D 18.1% · R 79.7% · Other 2.2%
• 2008→2024 swing: -25.3pp toward R · 2008: -36.4pp · 2024: -61.7pp
• All cycles: 2024: R+61.7 2020: R+57.9 2016: R+52.3 2012: R+45.2 2008: R+36.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.20%
• Current HPI: 159.8996
• 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

-82.6% since first listed

7 events — show timeline

• 2026-05-12 Price Changed $112,900 CARMLS
• 2026-04-19 Listed $117,900 CARMLS
• 2024-12-11 Sold (Public Records) $77,500 Public Records
• 2024-12-09 Contingent — CARMLS
• 2024-12-09 Sold (MLS) $104,900 CARMLS
• 2024-11-04 Listed $84,500 CARMLS
• 2001-08-31 Sold (Public Records) $650,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $238 · +0.0% YoY. Source: county tax records.