78 Nc 6085 · Jasper, AR 72641

$219,000

3 bd · 1.0 ba · 924 sqft · Manufactured public records · 68 Days on market

Built 1993 0.74 ac lot $237/sqft · 37% above area Est $282k · 22% 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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Appreciation +3.5/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located just off Scenic Hwy 7 in the heart of the Ozarks, this newly remodeled home offers the perfect blend of convenience and outdoor adventure. Located just minutes from the Buffalo National River, area hiking trails, and the Jasper square, you’ll enjoy easy access to some of the most sought-after destinations in Newton County. This home has been thoughtfully updated inside and out, featuring fresh paint, brand new kitchen cabinets, stainless steel appliances, granite countertops, and updated flooring throughout. The spacious layout includes a large open addition that offers endless possibilities—easily convert it into a private master suite, additional bedrooms and bathroom, or create the perfect family room or hobby space to fit your needs. Also note the very large utility room which offers lots of extra storage and a new washer and dryer.

Key facts

• Newly remodeled home
• Area hiking trails
• Granite countertops

Tags

• BUFFALO NATIONAL RIVER
• AREA HIKING TRAILS
• NEWLY REMODELED HOME
• BRAND NEW KITCHEN CABINETS
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $219k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $219k).
• Recommended offer: $206k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.4% in Jasper — 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 62/100 on livability (#217 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: schools D, crime F, amenities F.
• Jasper School District (rural): math 33% / reading 39% proficiency, ranked #115 of 238 in AR (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 76 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-2.9%/yr); year-one equity from $2k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Newton County population projected at -36% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $8k; list at $219k implies a 2638% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.03% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.22%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (median comp): $281,894
• List price: $219,000
• Delta: -22.31%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

-2.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.7%
• Equity multiple: 0.71×
• Total profit: $-17,647
• Equity at exit: $33,506

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $7,350
• Equity at exit: $20,403

Cash invested: $61,320 (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 72641

• Home prices YoY: -1.5%
• Active inventory: 76
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,254 medium
• Mortgage (P&I): −$1,148
• Tax est. 1.5%: −$274 /mo · $3,285/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $267

Break-even live

Break-even rent $1,916

Max offer price $219,000

Occupancy floor 83%

Sensitivity live

Price	-10% $418	-5% $343	+0% $267	+5% $191	+10% $116
Rent	-10% $89	-5% $178	+0% $267	+5% $356	+10% $445
Rate	-1.0pp $377	-0.5pp $323	base $267	+0.5pp $210	+1.0pp $153

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $219,000 Active 68 DOM
2. 2026-06-19
   days on market $219,000 Active 66 DOM
3. 2026-06-18
   days on market $219,000 Active 65 DOM
4. 2026-06-17
   days on market $219,000 Active 64 DOM
5. 2026-06-16
   days on market $219,000 Active 63 DOM
6. 2026-06-15
   days on market $219,000 Active 62 DOM
7. 2026-06-14
   days on market $219,000 Active 60 DOM
8. 2026-06-12
   days on market $219,000 Active 59 DOM
9. 2026-06-09
   days on market $219,000 Active 56 DOM
10. 2026-06-08
    days on market $219,000 Active 55 DOM
11. 2026-06-07
    days on market $219,000 Active 54 DOM
12. 2026-06-05
    days on market $219,000 Active 52 DOM
13. 2026-06-04
    days on market $219,000 Active 50 DOM
14. 2026-06-02
    days on market $219,000 Active 49 DOM
15. 2026-06-01
    days on market $219,000 Active 48 DOM
16. 2026-05-31
    days on market $219,000 Active 47 DOM
17. 2026-05-31
    days on market $219,000 Active 46 DOM
18. 2026-05-14
    price $219,000 868-char remark

    Show marketing remark (868 chars)

    Located just off Scenic Hwy 7 in the heart of the Ozarks, this newly remodeled home offers the perfect blend of convenience and outdoor adventure. Located just minutes from the Buffalo National River, area hiking trails, and the Jasper square, you’ll enjoy easy access to some of the most sought-after destinations in Newton County. This home has been thoughtfully updated inside and out, featuring fresh paint, brand new kitchen cabinets, stainless steel appliances, granite countertops, and updated flooring throughout. The spacious layout includes a large open addition that offers endless possibilities—easily convert it into a private master suite, additional bedrooms and bathroom, or create the perfect family room or hobby space to fit your needs. Also note the very large utility room which offers lots of extra storage and a new washer and dryer.

19. 2026-04-13
    listed $225,000 Active 868-char remark

    Show marketing remark (868 chars)

    Located just off Scenic Hwy 7 in the heart of the Ozarks, this newly remodeled home offers the perfect blend of convenience and outdoor adventure. Located just minutes from the Buffalo National River, area hiking trails, and the Jasper square, you’ll enjoy easy access to some of the most sought-after destinations in Newton County. This home has been thoughtfully updated inside and out, featuring fresh paint, brand new kitchen cabinets, stainless steel appliances, granite countertops, and updated flooring throughout. The spacious layout includes a large open addition that offers endless possibilities—easily convert it into a private master suite, additional bedrooms and bathroom, or create the perfect family room or hobby space to fit your needs. Also note the very large utility room which offers lots of extra storage and a new washer and dryer.

20. 2011-08-17
    soldstatus $8,000
21. 2001-09-27
    soldstatus $30,000

ⓘ 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 9/10 Extreme 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $27,045
• − Mortgage interest: −$12,267
• − Property taxes: −$3,285
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,164
• − Management: −$2,164
• − Depreciation: −$6,371
• Taxable loss: −$301
• Est. tax savings @ 24.0%: +$72
• After-tax cash flow: $3,276/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: Jasper School District
• NCES district ID: 0508240
• Math proficiency: 33% ▼ -5.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $33,615
• Composite: 29.59/100
• National rank: #6480
• State rank: #115 of 238 in AR

Livability — Jasper

• Score: 62/100
• State rank: #217
• US rank: #16736

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,063

Population outlook (Newton County) Hauer SSP2

• Today (2025): 7,052 people
• By 2030: 6,509 · -7.7%
• By 2040: 5,424 · -23.1%
• By 2050: 4,502 · -36.2%
• By 2075: 3,018 · -57.2%
• By 2100: 1,985 · -71.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 2%
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · Newton

• 2024 margin: Solid R (+64.2) · D 17.1% · R 81.2% · Other 1.7%
• 2008→2024 swing: -28.7pp toward R · 2008: -35.5pp · 2024: -64.2pp
• All cycles: 2024: R+64.2 2020: R+62.1 2016: R+58.3 2012: R+41.4 2008: R+35.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.91%
• Current HPI: 195.4325
• 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

+630.0% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $219,000 NWARMLS
• 2026-04-13 Listed $225,000 NWARMLS
• 2011-08-17 Sold (Public Records) $8,000 Public Records
• 2001-09-27 Sold (Public Records) $30,000 Public Records

Property tax history

-4.7%/yr

Latest (2022): $76 · +5.1% YoY. Source: county tax records.