4368 Highway 49 · Monroe, AR 72069

$79,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 17 Days on market

Built 2020 Good condition 1.00 ac lot

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Why this score? — see what drove the B 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 +8.6/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +0.9/10.0

Listing remarks MLS

charming 3-bedroom, 2-bath home on 1 acre in a quiet country setting. Featuring new carpet throughout and a relaxing garden tub in the master bath. This secluded property is move-in ready and offers the perfect retreat. Don’t miss out on this great opportunity!

Key facts

• 1 acre lot
• Built 2020
• Listed 16 days

Property features AI

Exterior

• Utilities: Municipal electric service (Entergy)
• Home design: Single-story property
• Construction: Metal or vinyl siding; Composition roof; Crawl space foundation; Built on approximately 1 acre
• Exterior features: Level lot; No paved road access

Interior

• Kitchen: Free-standing stove; Refrigerator included
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Carpet and vinyl flooring; Free-standing stove; Refrigerator stays

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Clarendon School District (rural): math 7% / reading 15% proficiency, ranked #232 of 238 in AR (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 9 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($552 loan paydown + $2k appreciation (3.0% local appreciation)).
• Monroe 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,701 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.36% ✓
• Cap rate: 11.80%
• Cash-on-cash: 19.68%
• DSCR: 1.88
• GRM: 6.1

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: 22.6%
• Equity multiple: 2.29×
• Total profit: $28,777
• Equity at exit: $35,926

10-year hold

• IRR: 23.6%
• Equity multiple: 4.38×
• Total profit: $75,667
• Equity at exit: $55,367

Cash invested: $22,372 (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 72069

• Active inventory: 9
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,084 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$37 /mo · $444/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $300

Break-even live

Break-even rent $703

Max offer price $79,900

Occupancy floor 67%

Sensitivity live

Price	-10% $346	-5% $323	+0% $300	+5% $278	+10% $255
Rent	-10% $215	-5% $258	+0% $300	+5% $343	+10% $386
Rate	-1.0pp $341	-0.5pp $321	base $300	+0.5pp $280	+1.0pp $259

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $79,900 Active 17 DOM
2. 2026-06-18
   days on market $79,900 Active 16 DOM
3. 2026-06-17
   days on market $79,900 Active 15 DOM
4. 2026-06-16
   days on market $79,900 Active 14 DOM
5. 2026-06-15
   days on market $79,900 Active 13 DOM
6. 2026-06-14
   days on market $79,900 Active 11 DOM
7. 2026-06-12
   days on market $79,900 Active 10 DOM
8. 2026-06-09
   statusdays on market $79,900 Active 7 DOM
9. 2026-06-08
   days on market $79,900 New Listing 6 DOM
10. 2026-06-07
    days on market $79,900 New Listing 5 DOM
11. 2026-06-02
    remarks 261-char remark

    Show marketing remark (267 chars)

    charming 3-bedroom, 2-bath home on 1 acre in a quiet country setting. Featuring new carpet throughout and a relaxing garden tub in the master bath. This secluded property is move-in ready and offers the perfect retreat. Don’t miss out on this great opportunity!

12. 2026-06-02
    listed $79,900 New Listing 1 DOM

    Show marketing remark (267 chars)

    charming 3-bedroom, 2-bath home on 1 acre in a quiet country setting. Featuring new carpet throughout and a relaxing garden tub in the master bath. This secluded property is move-in ready and offers the perfect retreat. Don’t miss out on this great opportunity!

ⓘ 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: $444 · $37/mo
• Projected year-2 tax: $511 · $43/mo
• Expected delta: +$67/yr (+$6/mo · 15.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $13,005
• − Mortgage interest: −$4,476
• − Property taxes: −$444
• − Insurance: −$1,197
• − Repairs & maintenance: −$1,040
• − Management: −$1,040
• − Depreciation: −$2,324
• Taxable income: $2,483
• Est. tax owed @ 24.0%: −$596
• After-tax cash flow: $3,009/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This charming 3-bedroom, 2-bath mobile home is move-in ready with fresh paint and new carpet, offering a great opportunity for a quick renovation.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathroom fixtures — Dated appearance
• Minor Carpet — Worn appearance
• Minor Paint — Faded appearance

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace worn carpet — New carpet improves comfort and appearance
• Both Install new kitchen cabinets — Fresh cabinets update the kitchen and add value
• Both Landscaping — Improved landscaping enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathroom fixtures · Dated appearance	Minor	$500–3,000
Carpet · Worn appearance	Minor	$500–3,000
Paint · Faded appearance	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn carpet — New carpet improves comfort and appearance ↑
• Both Install new kitchen cabinets — Fresh cabinets update the kitchen and add value ↑
• Both Landscaping — Improved landscaping enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Clarendon School District
• NCES district ID: 0504350
• Math proficiency: 7% ▼ -10.00%
• Reading proficiency: 15% ▼ -8.00%
• Median HH income: $31,539
• Composite: 8.66/100
• National rank: #9896
• State rank: #232 of 238 in AR

Livability — Monroe

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

Census & demographics

• Population (ZIP): 941

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 6,269 people
• By 2030: 5,738 · -8.5%
• By 2040: 4,856 · -22.5%
• By 2050: 4,205 · -32.9%
• By 2075: 3,448 · -45.0%
• By 2100: 3,278 · -47.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (65%)
• Race & ethnicity: Black 65% White 35%
• Common ancestry: Serbian 1% Hungarian 1% Romanian 1%

Political lean MEDSL · Monroe

• 2024 margin: R (+15.8) · D 41.2% · R 56.9% · Other 1.9%
• 2008→2024 swing: -11.7pp toward R · 2008: -4.0pp · 2024: -15.8pp
• All cycles: 2024: R+15.8 2020: R+14.1 2016: R+3.7 2012: R+0.1 2008: R+4.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-02 Listed $79,900 HSBOR
• 2026-06-01 Listed $79,900 CARMLS

Property tax history

+56.2%/yr

Latest (2025): $444 · +9.9% YoY. Source: county tax records.