195 Star Rd · Wilburn, AR 72543

$66,990

3 bd · 2.0 ba · 2,432 sqft · Manufactured public records · 52 Days on market

Built 1998 2.00 ac lot ↓ 29% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.0/10.0
• 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

HEBER SPRINGS. . 3BR 2 full baths $66,990!! located on 2 acres it features open kitchen/dining/living area combo; main BR is spacious with jacuzzi tub and walk-in closet; repairs are needed and lots of TLC. . but well worth the $$$ to make it yours

Key facts

• 2 acre lot
• 2 parking spots
• Built 1998

Property features AI

Finance

• Other: Approximately 2 acres

Exterior

• Parking: Parking pads for 2 cars with side entry
• Utilities: Septic system; Public water; Electric service via cooperative
• Home design: Modular/Manufactured double-wide (non-permanent/transportable)
• Construction: Metal/vinyl siding; Composition roof; Crawl space foundation
• Exterior features: Deck; Outside storage area; Year-round creek on property; Gravel road access; Level, rural property not in a subdivision

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Washer connection; Dryer connection (electric); Electric water heater; Walk-in closets; Built-in shelving/cabinets; Ceiling fans; Breakfast bar
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $67k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Recommended offer: $65k (3.0% 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.
• Concord School District (rural): math 39% / reading 33% proficiency, ranked #114 of 238 in AR (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 293 active listings in the ZIP; 13 units permitted in Cleburne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $464 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Cleburne County population projected at -18% 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 $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 6 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; 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 $64,980 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.00% ✓
• Cap rate: 17.68%
• Cash-on-cash: 40.68%
• DSCR: 2.81
• GRM: 4.2

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: 32.2%
• Equity multiple: 2.36×
• Total profit: $25,444
• Equity at exit: $9,988

10-year hold

• IRR: 39.3%
• Equity multiple: 4.68×
• Total profit: $68,998
• Equity at exit: $5,792

Cash invested: $18,757 (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 72543

• Home prices YoY: -26.7%
• Active inventory: 293
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,339 medium
• Mortgage (P&I): −$351
• Tax from tax record: −$43 /mo · $518/yr
• Insurance: −$28
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $569

Break-even live

Break-even rent $619

Max offer price $66,990

Occupancy floor 52%

Sensitivity live

Price	-10% $607	-5% $588	+0% $569	+5% $550	+10% $531
Rent	-10% $464	-5% $516	+0% $569	+5% $622	+10% $675
Rate	-1.0pp $603	-0.5pp $586	base $569	+0.5pp $552	+1.0pp $534

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: $16,748
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-23
   status Pending 248-char remark

   Show marketing remark (248 chars)

   HEBER SPRINGS. . 3BR 2 full baths $66,990!! located on 2 acres it features open kitchen/dining/living area combo; main BR is spacious with jacuzzi tub and walk-in closet; repairs are needed and lots of TLC. . but well worth the $$$ to make it yours

2. 2026-05-23
   status Under Contract

   Show marketing remark (248 chars)

   HEBER SPRINGS. . 3BR 2 full baths $66,990!! located on 2 acres it features open kitchen/dining/living area combo; main BR is spacious with jacuzzi tub and walk-in closet; repairs are needed and lots of TLC. . but well worth the $$$ to make it yours

3. 2026-05-18
   status Active 248-char remark

   Show marketing remark (248 chars)

   HEBER SPRINGS. . 3BR 2 full baths $66,990!! located on 2 acres it features open kitchen/dining/living area combo; main BR is spacious with jacuzzi tub and walk-in closet; repairs are needed and lots of TLC. . but well worth the $$$ to make it yours

4. 2026-05-18
   status Back on Market

   Show marketing remark (248 chars)

   HEBER SPRINGS. . 3BR 2 full baths $66,990!! located on 2 acres it features open kitchen/dining/living area combo; main BR is spacious with jacuzzi tub and walk-in closet; repairs are needed and lots of TLC. . but well worth the $$$ to make it yours

5. 2026-05-16
   historical 248-char remark

   Show marketing remark (248 chars)

   HEBER SPRINGS. . 3BR 2 full baths $66,990!! located on 2 acres it features open kitchen/dining/living area combo; main BR is spacious with jacuzzi tub and walk-in closet; repairs are needed and lots of TLC. . but well worth the $$$ to make it yours

6. 2026-05-14
   status Pending (FC, SS, REO)

   Show marketing remark (248 chars)

   HEBER SPRINGS. . 3BR 2 full baths $66,990!! located on 2 acres it features open kitchen/dining/living area combo; main BR is spacious with jacuzzi tub and walk-in closet; repairs are needed and lots of TLC. . but well worth the $$$ to make it yours

7. 2026-05-14
   historical Active Under Contract 248-char remark

   Show marketing remark (248 chars)

   HEBER SPRINGS. . 3BR 2 full baths $66,990!! located on 2 acres it features open kitchen/dining/living area combo; main BR is spacious with jacuzzi tub and walk-in closet; repairs are needed and lots of TLC. . but well worth the $$$ to make it yours

8. 2026-04-12
   price $66,990 248-char remark

   Show marketing remark (248 chars)

   HEBER SPRINGS. . 3BR 2 full baths $66,990!! located on 2 acres it features open kitchen/dining/living area combo; main BR is spacious with jacuzzi tub and walk-in closet; repairs are needed and lots of TLC. . but well worth the $$$ to make it yours

9. 2026-03-25
   listed $66,990 New Listing
10. 2026-01-23
    listed $72,800 Active 248-char remark

    Show marketing remark (248 chars)

    HEBER SPRINGS. . 3BR 2 full baths $66,990!! located on 2 acres it features open kitchen/dining/living area combo; main BR is spacious with jacuzzi tub and walk-in closet; repairs are needed and lots of TLC. . but well worth the $$$ to make it yours

11. 2025-03-11
    status Under Contract
12. 2025-03-10
    historical
13. 2025-03-04
    price $69,900
14. 2025-03-03
    status Price Change
15. 2025-01-16
    historical Take Backups
16. 2025-01-07
    listed $94,900 New Listing

ⓘ 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: $518 · $43/mo
• Projected year-2 tax: $518 · $43/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $16,074
• − Mortgage interest: −$3,752
• − Property taxes: −$518
• − Insurance: −$1,132
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − Depreciation: −$1,949
• Taxable income: $6,150
• Est. tax owed @ 24.0%: −$1,476
• After-tax cash flow: $5,356/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: Concord School District
• NCES district ID: 0504560
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 33% ▼ -9.00%
• Median HH income: $35,870
• Composite: 29.86/100
• National rank: #6404
• State rank: #114 of 238 in AR

Livability — Wilburn

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

Census & demographics

• Population (ZIP): 12,642

Population outlook (Cleburne County) Hauer SSP2

• Today (2025): 24,198 people
• By 2030: 23,324 · -3.6%
• By 2040: 21,566 · -10.9%
• By 2050: 19,916 · -17.7%
• By 2075: 16,744 · -30.8%
• By 2100: 13,303 · -45.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Cleburne

• 2024 margin: Solid R (+67.9) · D 15.2% · R 83.2% · Other 1.6%
• 2008→2024 swing: -23.7pp toward R · 2008: -44.2pp · 2024: -67.9pp
• All cycles: 2024: R+67.9 2020: R+65.8 2016: R+61.4 2012: R+52.2 2008: R+44.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.45%
• Current HPI: 215.4322
• 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

-29.4% since first listed

16 events — show timeline

• 2026-05-23 Pending — HSBOR
• 2026-05-23 Pending — CARMLS
• 2026-05-18 Relisted — HSBOR
• 2026-05-18 Relisted — CARMLS
• 2026-05-16 Delisted — HSBOR
• 2026-05-14 Pending — CARMLS
• 2026-05-14 Contingent — HSBOR
• 2026-04-12 Price Changed $66,990 HSBOR
• 2026-03-25 Listed $66,990 CARMLS
• 2026-01-23 Listed $72,800 HSBOR
• 2025-03-11 Pending — CARMLS
• 2025-03-10 Listing Removed — CARMLS
• 2025-03-04 Price Changed $69,900 CARMLS
• 2025-03-03 Relisted — CARMLS
• 2025-01-16 Contingent — CARMLS
• 2025-01-07 Listed $94,900 CARMLS

Property tax history

+7.7%/yr

Latest (2025): $518 · +10.0% YoY. Source: county tax records.