2424 Greene 424 Rd · Marmaduke, AR 72443

$160,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 5 Days on market

Built 1998 9.50 ac lot

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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 +8.6/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks MLS

Experience peaceful country living on approximately 9.5+/- acres in Marmaduke Arkansas. 3-bedroom, 2 bath single-wide home offers the perfect blend of comfort, functionality, and outdoor recreation, all situated off a paved county road. The property is designed with farmers, outdoor enthusiasts and hobby ranchers in mind. A spacious 36x20 metal barn features a 12-foot center ceiling and storage on both sides, providing ample room for RV, tractor , ATV's, equipment, hay and farm supplies. A 30x30 shop complete with electricity and a wood-burning stove, making it an ideal workspace year round. Approximately 2 acres are fenced ready for livestock. Nature lovers will appreciate the approximately 2 acre stocked catfish pond featuring a deep end of around 20 feet offering excellent fishing on your property. Hvac replaced 3 years ago and 1 year water heater. Whether you're looking for a hobby farm, a place to keep animals, or simply a peaceful country property with room to roam, this versatile Greene County acreage offers endless possibilities. Schedule your private showing today.

Key facts

• 36x20 metal barn
• Paved county road
• 2 acres fenced

Tags

• APPROXIMATELY 9.5 ACRES
• PAVED COUNTY ROAD
• 36X20 METAL BARN
• 12-FOOT CENTER CEILING
• 30X30 SHOP
• 2 ACRES FENCED

Property features AI

Finance

• Other: Approximately 9.5 acres; Lot not in a subdivision; Will not subdivide; Road surface: other (see remarks)
• Financial info: Cash or in-house financing available

Exterior

• Parking: Carport for 2 cars
• Utilities: Public water; Septic; Electric from co-op; Propane/Butane gas; Fiber internet available
• Home design: Single wide mobile home
• Construction: Metal/vinyl siding; Metal roof; Other foundation (see remarks); Built as a mobile home
• Exterior features: Porch; Partially fenced yard; Outside storage area; Shop; RV parking; Covered patio; Under pinning; Pond on property; Mostly cleared land; Rural setting; Barns/buildings; Livestock allowed

Interior

• Kitchen: Gas range
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat (gas); Central cooling (electric)
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Ceiling fans
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (12.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (23.4% below list).
• Recommended offer: $122k (23.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#13 in AR, #3,617 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, commute F, employment F.
• Marmaduke School District (rural): math 32% / reading 34% proficiency, ranked #131 of 238 in AR (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Marmaduke High School (math 30% / reading 38%, grade F, #110 of 292 statewide, top 38%, 299 students, 52% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 9 active listings in the ZIP; 265 units permitted in Greene County in 2024 (135 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (4.9% local appreciation)).
• Greene County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $119k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,495 (23.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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: 0.77% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.70%
• DSCR: 0.84
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.6%
• Equity multiple: 1.61×
• Total profit: $27,527
• Equity at exit: $90,054

10-year hold

• IRR: 11.2%
• Equity multiple: 3.03×
• Total profit: $91,157
• Equity at exit: $154,915

Cash invested: $44,800 (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 72443

• Home prices YoY: 2.0%
• Active inventory: 9
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,225 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $-138

Break-even live

Break-even rent $1,400

Max offer price $140,029

Occupancy floor —

Sensitivity live

Price	-10% $-27	-5% $-83	+0% $-138	+5% $-193	+10% $-249
Rent	-10% $-235	-5% $-186	+0% $-138	+5% $-90	+10% $-41
Rate	-1.0pp $-57	-0.5pp $-97	base $-138	+0.5pp $-179	+1.0pp $-222

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-07
   statusdays on market $160,000 Under Contract 5 DOM
2. 2026-06-05
   days on market $160,000 New Listing 3 DOM
3. 2026-06-03
   days on market $160,000 New Listing 2 DOM
4. 2026-06-02
   remarks 699-char remark
5. 2026-06-02
   listed $160,000 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 ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $14,699
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$4,655
• Taxable loss: −$4,470
• Est. tax savings @ 24.0%: +$1,073
• After-tax cash flow: $-583/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: Marmaduke School District
• NCES district ID: 0500016
• Math proficiency: 32% ▼ -2.00%
• Reading proficiency: 34% ▼ -6.00%
• Median HH income: $41,648
• Composite: 27.89/100
• National rank: #6869
• State rank: #131 of 238 in AR

Livability — Marmaduke

• Score: 76/100
• State rank: #13
• US rank: #3617

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,573

Population outlook (Greene County) Hauer SSP2

• Today (2025): 48,533 people
• By 2030: 50,640 · +4.3%
• By 2040: 54,795 · +12.9%
• By 2050: 58,486 · +20.5%
• By 2075: 66,056 · +36.1%
• By 2100: 67,684 · +39.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Iranian 3% Italian 3% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Greene

• 2024 margin: Solid R (+61.2) · D 18.6% · R 79.8% · Other 1.7%
• 2008→2024 swing: -31.5pp toward R · 2008: -29.7pp · 2024: -61.2pp
• All cycles: 2024: R+61.2 2020: R+59.7 2016: R+53.0 2012: R+36.9 2008: R+29.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.94%
• Current HPI: 255.3535
• 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

+34.5% since first listed

3 events — show timeline

• 2026-06-01 Listed $160,000 NEABOR MLS
• 2026-06-01 Listed $160,000 CARMLS
• 2021-08-09 Sold (Public Records) $119,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $59 · +0.0% YoY. Source: county tax records.