210 Alex Loop · Hensley, AR 72132

$185,000

3 bd · 2.0 ba · 2,560 sqft · Manufactured public records · 40 Days on market

Built 2007 2.00 ac lot $72/sqft · 42% below area Est $232k · 20% under

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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 +18.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.6/10.0
• 1% rule +3.6/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0

Listing remarks MLS

Will go FHA or VA * custom built manufactured home * unique features * large kitchen has breakfast bar, island, lots of counters, cabinets and brand new appliances * big living room has new flooring * fireplace is accented with faux stone wall * master bath has huge tub & separate shower * master bath also has Corian style counters & huge walk-in closet * nice dining area * high quality insulated window * 24x16 deck * metal roof * 2 acres * Sheridan Schools with a Redfield mailing address * nice laundry room * move in, sit down an relax

Key facts

• Extensive cabinetry
• Large kitchen
• Island

Tags

• CUSTOM-BUILT MANUFACTURED HOME
• LARGE KITCHEN
• BREAKFAST BAR
• ISLAND
• ABUNDANT COUNTER SPACE
• EXTENSIVE CABINETRY

Property features AI

Finance

• Other: Approximately 2 acres; Approximate living area reported as 1,856 (source: courthouse)
• Financial info: Financing options include VA, FHA, conventional, cash, and USDA/Rural Development
• HOA & community: Located in Plantation Estates

Exterior

• Parking: 3-car parking
• Utilities: Septic system
• Home design: Mobile home on a permanent foundation; Metal exterior siding; Metal roof
• Construction: Crawl space foundation
• Exterior features: Patio; Deck; Porch; Above-ground pool; Paved road access; Level, corner lot in a rural setting

Interior

• Kitchen: Built-in stove; Microwave
• Flooring: Wood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Washer connection; Wood-burning site-built fireplace; Insulated windows
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $158 ($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 $159k (14.3% below list).
• Recommended offer: $159k (14.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 48/100 on livability (#509 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Sheridan School District (town): math 36% / reading 38% proficiency, ranked #89 of 238 in AR (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sheridan Elementary School (596 students, 47% FRL); Sheridan High School (math 26% / reading 36%, grade F, #131 of 292 statewide, top 45%, 1,271 students, 35% FRL) — zoned schools at 41% FRL track the district average.
• Market conditions: 14 active listings in the ZIP; 28 units permitted in Grant County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Grant County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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.
• Current owner paid $114k; list at $185k implies a 63% gain — meaningful room to come down on a strong offer.

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 $158,512 (14.3% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.86% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.66%
• DSCR: 1.16
• GRM: 9.7

CMA / ARV

• ARV (median comp): $232,060
• List price: $185,000
• Delta: -20.28%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.9%
• Equity multiple: 3.14×
• Total profit: $110,739
• Equity at exit: $166,663

10-year hold

• IRR: 23.5%
• Equity multiple: 7.14×
• Total profit: $318,010
• Equity at exit: $359,414

Cash invested: $51,800 (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 72132

• Home prices YoY: 11.4%
• Active inventory: 14
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,585 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$47 /mo · $562/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $158

Break-even live

Break-even rent $1,385

Max offer price $185,000

Occupancy floor 85%

Sensitivity live

Price	-10% $263	-5% $211	+0% $158	+5% $106	+10% $53
Rent	-10% $33	-5% $96	+0% $158	+5% $221	+10% $283
Rate	-1.0pp $251	-0.5pp $205	base $158	+0.5pp $110	+1.0pp $61

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $185,000 Active 40 DOM
2. 2026-06-17
   days on market $185,000 Active 39 DOM
3. 2026-06-16
   days on market $185,000 Active 38 DOM
4. 2026-06-15
   days on market $185,000 Active 37 DOM
5. 2026-06-14
   days on market $185,000 Active 35 DOM
6. 2026-06-10
   days on market $185,000 Active 32 DOM
7. 2026-06-09
   days on market $185,000 Active 31 DOM
8. 2026-06-08
   days on market $185,000 Active 30 DOM
9. 2026-06-07
   days on market $185,000 Active 29 DOM
10. 2026-06-05
    days on market $185,000 Active 26 DOM
11. 2026-06-03
    days on market $185,000 Active 25 DOM
12. 2026-06-02
    days on market $185,000 Active 24 DOM
13. 2026-06-01
    days on market $185,000 Active 23 DOM
14. 2026-05-31
    days on market $185,000 Active 22 DOM
15. 2026-05-31
    days on market $185,000 Active 21 DOM
16. 2026-05-09
    listed $185,000 New Listing 791-char remark
17. 2020-04-09
    soldstatus $113,650
18. 2020-04-01
    soldstatus $113,650 Sold 554-char remark

    Show marketing remark (554 chars)

    Will go FHA or VA * custom built manufactured home * unique features * large kitchen has breakfast bar, island, lots of counters, cabinets and brand new appliances * big living room has new flooring * fireplace is accented with faux stone wall * master bath has huge tub & separate shower * master bath also has Corian style counters & huge walk-in closet * nice dining area * high quality insulated window * 24x16 deck * metal roof * 2 acres * Sheridan Schools with a Redfield mailing address * nice laundry room * move in, sit down an relax

19. 2020-01-24
    status Under Contract 554-char remark

    Show marketing remark (554 chars)

    Will go FHA or VA * custom built manufactured home * unique features * large kitchen has breakfast bar, island, lots of counters, cabinets and brand new appliances * big living room has new flooring * fireplace is accented with faux stone wall * master bath has huge tub & separate shower * master bath also has Corian style counters & huge walk-in closet * nice dining area * high quality insulated window * 24x16 deck * metal roof * 2 acres * Sheridan Schools with a Redfield mailing address * nice laundry room * move in, sit down an relax

20. 2019-12-26
    listed $110,000 New Listing 554-char remark

    Show marketing remark (554 chars)

    Will go FHA or VA * custom built manufactured home * unique features * large kitchen has breakfast bar, island, lots of counters, cabinets and brand new appliances * big living room has new flooring * fireplace is accented with faux stone wall * master bath has huge tub & separate shower * master bath also has Corian style counters & huge walk-in closet * nice dining area * high quality insulated window * 24x16 deck * metal roof * 2 acres * Sheridan Schools with a Redfield mailing address * nice laundry room * move in, sit down an relax

21. 2019-11-26
    soldstatus $65,000 Sold

    Show marketing remark (538 chars)

    HUD Case 031-397008. HUD Homes sold As-Is with no representations, warranties or disclosures. Ask your agent for details & submit offers on www. HUDHomeStore.com. Managed by www. ChronosSolutions.com. Check HUDHomeStore.com for property availability before showing. Don't miss out on this great home on 2 acres featuring living room w/ FP, faux rock accents & built-ins, lg. kitchen w/ island, great master suite w/ huge bathroom & walk-in closet, laundry & big covered front deck. Agents see confidential remarks!

22. 2019-11-07
    status Under Contract

    Show marketing remark (538 chars)

    HUD Case 031-397008. HUD Homes sold As-Is with no representations, warranties or disclosures. Ask your agent for details & submit offers on www. HUDHomeStore.com. Managed by www. ChronosSolutions.com. Check HUDHomeStore.com for property availability before showing. Don't miss out on this great home on 2 acres featuring living room w/ FP, faux rock accents & built-ins, lg. kitchen w/ island, great master suite w/ huge bathroom & walk-in closet, laundry & big covered front deck. Agents see confidential remarks!

23. 2019-10-16
    listed $75,000 New Listing

    Show marketing remark (538 chars)

    HUD Case 031-397008. HUD Homes sold As-Is with no representations, warranties or disclosures. Ask your agent for details & submit offers on www. HUDHomeStore.com. Managed by www. ChronosSolutions.com. Check HUDHomeStore.com for property availability before showing. Don't miss out on this great home on 2 acres featuring living room w/ FP, faux rock accents & built-ins, lg. kitchen w/ island, great master suite w/ huge bathroom & walk-in closet, laundry & big covered front deck. Agents see confidential remarks!

24. 2010-04-28
    soldstatus $113,104

ⓘ 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: $562 · $47/mo
• Projected year-2 tax: $1,184 · $99/mo
• Expected delta: +$622/yr (+$52/mo · 110.6%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $19,021
• − Mortgage interest: −$10,363
• − Property taxes: −$562
• − Insurance: −$925
• − Repairs & maintenance: −$1,522
• − Management: −$1,522
• − Depreciation: −$5,382
• Taxable loss: −$1,254
• Est. tax savings @ 24.0%: +$301
• After-tax cash flow: $2,199/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: Sheridan School District
• NCES district ID: 0500015
• Math proficiency: 36% ▼ -16.00%
• Reading proficiency: 38% ▼ -9.00%
• Median HH income: $49,974
• Composite: 32.0/100
• National rank: #5831
• State rank: #89 of 238 in AR

Livability — Hensley

• Score: 48/100
• State rank: #509
• US rank: #26147

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,377

Population outlook (Grant County) Hauer SSP2

• Today (2025): 18,477 people
• By 2030: 18,551 · +0.4%
• By 2040: 18,442 · -0.2%
• By 2050: 17,901 · -3.1%
• By 2075: 16,240 · -12.1%
• By 2100: 13,761 · -25.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 6% Two or more races 4% Asian 3%
• Common ancestry: Serbian 2% Slovak 1% Iranian 1%
• Foreign-born: 2%
• Languages at home: 97% English-only · Other Indo-European 3% Spanish 1%

Political lean MEDSL · Grant

• 2024 margin: Solid R (+68.9) · D 14.8% · R 83.6% · Other 1.6%
• 2008→2024 swing: -17.9pp toward R · 2008: -51.0pp · 2024: -68.9pp
• All cycles: 2024: R+68.9 2020: R+67.4 2016: R+54.7 2012: R+51.9 2008: R+51.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 24.02%
• Current HPI: 234.3903
• 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

+63.6% since first listed

9 events — show timeline

• 2026-05-09 Listed $185,000 CARMLS
• 2020-04-09 Sold (Public Records) $113,650 Public Records
• 2020-04-01 Sold (MLS) $113,650 CARMLS
• 2020-01-24 Pending — CARMLS
• 2019-12-26 Listed $110,000 CARMLS
• 2019-11-26 Sold (MLS) $65,000 CARMLS
• 2019-11-07 Pending — CARMLS
• 2019-10-16 Listed $75,000 CARMLS
• 2010-04-28 Sold (Public Records) $113,104 Public Records

Property tax history

-3.1%/yr

Latest (2025): $562 · -8.2% YoY. Source: county tax records.