1101 Nancy · White Hall, AR 71602

$89,900

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 67 Days on market

Built 1982 0.25 ac lot $67/sqft · 18% above area Est $76k · 18% over

---

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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully remodeled 3-bedroom, 2-bath mobile home perfectly situated on a spacious lot, offering both comfort and room to roam. This move-in ready home features fresh updates throughout, including modern flooring, updated fixtures, and a stylish, refreshed interior that creates a warm and inviting atmosphere. The open-concept living area provides plenty of space for relaxing or entertaining, while the kitchen boasts updated cabinetry, ample counter space, and a functional layout ideal for everyday living. The primary suite offers a private retreat with a well-appointed en-suite bath, and the additional bedrooms are generously sized with great closet space. Step outside and enjoy the large lot—perfect for outdoor activities, gardening, or simply soaking in the peaceful surroundings. With plenty of space for parking, pets, or future additions, this property offers both flexibility and value. Whether you're looking for a first home, downsizing, or seeking an investment opportunity, this beautifully updated property is one you won’t want to miss!

Key facts

• 0.25 acre lot
• Built 1982
• Listed 67 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 4.0% in White Hall — 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 (#20 in AR) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• White Hall School District (rural): math 36% / reading 38% proficiency, ranked #86 of 238 in AR (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 90 active listings in the ZIP; 62 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Jefferson County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 5 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.37% ✓
• Cap rate: 12.01%
• Cash-on-cash: 20.40%
• DSCR: 1.91
• GRM: 6.1

CMA / ARV

• ARV (median comp): $76,140
• List price: $89,900
• Delta: 18.07%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
806 Meredith St	0.28mi	3/1.5	1,396 (+4%)	2mo	$165,000	$118	77
402 Huckleberry Dr	0.08mi	3/2.5	1,410 (+5%)	14mo	$115,000	$82	74
912 West St	0.09mi	3/1.5	1,222 (-9%)	10mo	$155,500	$127	71
225 Dogwood Dr	0.45mi	3/2.0	1,380 (+3%)	12mo	$215,000	$156	64
1208 Frontier Ln	0.14mi	3/2.0	1,524 (+13%)	10mo	$178,500	$117	62
807 Green Oaks Ln	0.36mi	3/2.0	1,448 (+8%)	13mo	$187,000	$129	60
613 Winchester Ave	0.74mi	3/1.5	1,345 (+0%)	10mo	$150,500	$112	55
401 Cooper	0.75mi	4/2.0 (+1)	1,386 (+3%)	2mo	$170,000	$123	53
406 Robin St	0.74mi	3/2.0	1,293 (-4%)	14mo	$206,000	$159	48
229 Dogwood St	0.45mi	3/2.0	1,480 (+10%)	17mo	$235,000	$159	48
614 Winchester	0.73mi	3/2.0	1,498 (+12%)	6mo	$120,000	$80	42
403 Cooper	0.75mi	2/1.0 (-1)	1,230 (-8%)	10mo	$145,000	$118	33

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: 12.6%
• Equity multiple: 1.50×
• Total profit: $12,660
• Equity at exit: $13,404

10-year hold

• IRR: 21.5%
• Equity multiple: 2.83×
• Total profit: $46,007
• Equity at exit: $7,773

Cash invested: $25,172 (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 71602

• Home prices YoY: -7.8%
• Active inventory: 90
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,232 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$36 /mo · $438/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $428

Break-even live

Break-even rent $690

Max offer price $89,900

Occupancy floor 60%

Sensitivity live

Price	-10% $479	-5% $453	+0% $428	+5% $402	+10% $377
Rent	-10% $331	-5% $379	+0% $428	+5% $477	+10% $525
Rate	-1.0pp $473	-0.5pp $451	base $428	+0.5pp $405	+1.0pp $381

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-19
   days on market $89,900 Active 67 DOM
2. 2026-06-18
   days on market $89,900 Active 66 DOM
3. 2026-06-17
   days on market $89,900 Active 65 DOM
4. 2026-06-16
   days on market $89,900 Active 64 DOM
5. 2026-06-15
   days on market $89,900 Active 63 DOM
6. 2026-06-14
   days on market $89,900 Active 61 DOM
7. 2026-06-12
   days on market $89,900 Active 60 DOM
8. 2026-06-09
   days on market $89,900 Active 57 DOM
9. 2026-06-08
   days on market $89,900 Active 56 DOM
10. 2026-06-07
    days on market $89,900 Active 55 DOM
11. 2026-06-05
    days on market $89,900 Active 52 DOM
12. 2026-06-03
    days on market $89,900 Active 51 DOM
13. 2026-06-02
    days on market $89,900 Active 50 DOM
14. 2026-06-01
    days on market $89,900 Active 49 DOM
15. 2026-05-31
    days on market $89,900 Active 48 DOM
16. 2026-05-30
    days on market $89,900 Active 47 DOM
17. 2026-04-13
    listed $89,900 New Listing 1088-char remark

    Show marketing remark (1088 chars)

    Welcome to this beautifully remodeled 3-bedroom, 2-bath mobile home perfectly situated on a spacious lot, offering both comfort and room to roam. This move-in ready home features fresh updates throughout, including modern flooring, updated fixtures, and a stylish, refreshed interior that creates a warm and inviting atmosphere. The open-concept living area provides plenty of space for relaxing or entertaining, while the kitchen boasts updated cabinetry, ample counter space, and a functional layout ideal for everyday living. The primary suite offers a private retreat with a well-appointed en-suite bath, and the additional bedrooms are generously sized with great closet space. Step outside and enjoy the large lot—perfect for outdoor activities, gardening, or simply soaking in the peaceful surroundings. With plenty of space for parking, pets, or future additions, this property offers both flexibility and value. Whether you're looking for a first home, downsizing, or seeking an investment opportunity, this beautifully updated property is one you won’t want to miss!

18. 2026-03-05
    historical
19. 2026-02-06
    price $109,500
20. 2026-01-27
    price $116,500
21. 2026-01-16
    price $119,500
22. 2025-12-28
    price $126,000
23. 2025-12-10
    listed $129,000 New Listing
24. 2022-03-31
    soldstatus $89,900 Sold
25. 2022-03-30
    soldstatus $89,900
26. 2022-01-20
    status Under Contract
27. 2022-01-04
    listed $89,900 New Listing
28. 2020-09-21
    historical
29. 2020-08-20
    status Back on Market
30. 2020-08-17
    historical Take Backups
31. 2020-06-17
    price $79,900
32. 2020-06-03
    listed $82,500 New Listing
33. 2019-11-18
    soldstatus $9,000
34. 1993-04-26
    soldstatus $35,000

ⓘ 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: $438 · $36/mo
• Projected year-2 tax: $575 · $48/mo
• Expected delta: +$137/yr (+$11/mo · 31.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $14,785
• − Mortgage interest: −$5,036
• − Property taxes: −$438
• − Insurance: −$450
• − Repairs & maintenance: −$1,183
• − Management: −$1,183
• − Depreciation: −$2,615
• Taxable income: $3,881
• Est. tax owed @ 24.0%: −$931
• After-tax cash flow: $4,204/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: White Hall School District
• NCES district ID: 0514140
• Math proficiency: 36% ▼ -12.00%
• Reading proficiency: 38% ▼ -13.00%
• Median HH income: $51,633
• Composite: 32.16/100
• National rank: #5788
• State rank: #86 of 238 in AR

Livability — White Hall

• Score: 73/100
• State rank: #20
• US rank: #5275

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: White Hall, AR
• Population (ZIP): 15,922

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 63,110 people
• By 2030: 58,519 · -7.3%
• By 2040: 49,740 · -21.2%
• By 2050: 42,331 · -32.9%
• By 2075: 29,591 · -53.1%
• By 2100: 21,047 · -66.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 58% Black 32% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Jefferson

• 2024 margin: Strong D (+20.1) · D 59.2% · R 39.2% · Other 1.6%
• 2008→2024 swing: -6.2pp toward R · 2008: 26.3pp · 2024: 20.1pp
• All cycles: 2024: D+20.1 2020: D+21.7 2016: D+25.3 2012: D+29.0 2008: D+26.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.84%
• Current HPI: 223.9305
• 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

+156.9% since first listed

18 events — show timeline

• 2026-04-13 Listed $89,900 CARMLS
• 2026-03-05 Listing Removed — CARMLS
• 2026-02-06 Price Changed $109,500 CARMLS
• 2026-01-27 Price Changed $116,500 CARMLS
• 2026-01-16 Price Changed $119,500 CARMLS
• 2025-12-28 Price Changed $126,000 CARMLS
• 2025-12-10 Listed $129,000 CARMLS
• 2022-03-31 Sold (MLS) $89,900 CARMLS
• 2022-03-30 Sold (Public Records) $89,900 Public Records
• 2022-01-20 Pending — CARMLS
• 2022-01-04 Listed $89,900 CARMLS
• 2020-09-21 Listing Removed — CARMLS
• 2020-08-20 Relisted — CARMLS
• 2020-08-17 Contingent — CARMLS
• 2020-06-17 Price Changed $79,900 CARMLS
• 2020-06-03 Listed $82,500 CARMLS
• 2019-11-18 Sold (Public Records) $9,000 Public Records
• 1993-04-26 Sold (Public Records) $35,000 Public Records

Property tax history

-1.4%/yr

Latest (2025): $438 · -18.6% YoY. Source: county tax records.