430 E Craig St · Batesville, AR 72501

$63,500

2 bd · 2.0 ba · 848 sqft · SingleFamily public records · 40 Days on market

Built 1970 0.25 ac lot Est $73k · 13% under

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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
• ARV discount +13.3/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable and well-maintained 2-bedroom, 2-bath mobile home located within Batesville city limits on a large, level lot featuring a circle driveway and approximately 480 sq. ft. carport. The property includes a fenced area ideal for pets or children and offers excellent potential as an investment or rental property. Recent updates include a new water heater, and the HVAC system has been regularly serviced and maintained, making this home move-in ready. Conveniently located just minutes from Batesville schools, shopping, dining, and other local amenities. Shown by appointment only. Call today to schedule your private showing.

Key facts

• Fenced area
• New water heater
• Move in ready

Tags

• CIRCLE DRIVEWAY
• FENCED AREA
• NEW WATER HEATER
• HVAC SYSTEM
• MOVE IN READY
• MINUTES FROM SCHOOLS

Property features AI

Finance

• Financial info: Financing available: Cash, in-house financing, conventional new loan

Exterior

• Parking: Carport
• Utilities: Public sewer; Public water; Municipal electric (Entergy)
• Home design: Mobile home
• Construction: Metal/vinyl siding; Crawl space foundation
• Exterior features: Metal roof; Paved road access; Sloped and level lot; Inside city limits

Interior

• Kitchen: Free-standing stove
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling (electric); Central heat (gas)
• Interior features: Laminate and vinyl flooring; Laundry room
• Laundry & utility: Laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($904 rent vs $64k).
• Recommended offer: $62k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 4.3% in Batesville — 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 72/100 on livability (#33 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime D+, amenities F.
• Batesville School District (rural): math 36% / reading 38% proficiency, ranked #104 of 238 in AR (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eagle Mountain Magnet School (math 52% / reading 41%, grade D-, #129 of 454 statewide, top 29%, 903 students, 54% FRL); Batesville Junior High School Charter (math 35% / reading 38%, grade F, #115 of 201 statewide, top 58%, 772 students, 53% FRL, charter); Batesville High School (math 21% / reading 37%, grade F, #156 of 292 statewide, top 53%, 973 students, 45% FRL, charter) — zoned schools at 51% FRL track the district average.
• Market conditions: 175 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 33 units permitted in Independence County in 2024 (24 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $439 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $6k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $61,595 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D 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: 1.42% ✓
• Cap rate: 12.62%
• Cash-on-cash: 22.61%
• DSCR: 2.01
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $72,928
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1995 N Heights Ave	0.18mi	2/1.0	892 (+5%)	9mo	$119,900	$134	72
1701 Addie St	0.38mi	2/1.0	800 (-6%)	17mo	$68,500	$86	54
1180 Arch St	0.38mi	3/1.0 (+1)	945 (+11%)	4mo	$119,000	$126	51
355 E Chestnut St	0.65mi	2/1.0	915 (+8%)	6mo	$65,000	$71	48
1139 N State St	0.54mi	2/1.0	872 (+3%)	24mo	$29,000	$33	46
160 W Carter St	0.71mi	2/1.0	910 (+7%)	11mo	$77,000	$85	42
3065 James St	0.72mi	2/1.0	720 (-15%)	2mo	$32,000	$44	36
133 E Carter St	0.67mi	3/1.0 (+1)	936 (+10%)	15mo	$120,000	$128	30

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: 15.4%
• Equity multiple: 1.62×
• Total profit: $11,027
• Equity at exit: $9,468

10-year hold

• IRR: 24.1%
• Equity multiple: 3.08×
• Total profit: $36,987
• Equity at exit: $5,490

Cash invested: $17,780 (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 72501

• Home prices YoY: -16.3%
• Active inventory: 175
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $904 medium
• Mortgage (P&I): −$333
• Tax from tax record: −$20 /mo · $237/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $335

Break-even live

Break-even rent $480

Max offer price $63,500

Occupancy floor 58%

Sensitivity live

Price	-10% $371	-5% $353	+0% $335	+5% $317	+10% $299
Rent	-10% $264	-5% $299	+0% $335	+5% $371	+10% $406
Rate	-1.0pp $367	-0.5pp $351	base $335	+0.5pp $319	+1.0pp $302

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: $15,875
• Closing costs: $1,905
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
507 Ferrell St Unit 1280 Agnes Batesville, AR	1.0	1.0	650	$695	$1.07	45d	1	0.81mi
151 W Main St Unit 4 Batesville, AR	2.0	2.0	1000	$1,300	$1.30	45d	1	1.05mi
1520 E Boswell St Unit 12 Batesville, AR	1.0	1.0	660	$750	$1.14	45d	1	1.28mi
330 S 17th St Apt 11 Batesville, AR	2.0	1.0	752	$875	$1.16	45d	1	1.34mi

Listing history 26 events

1. 2026-06-21
   days on market $63,500 Active 40 DOM
2. 2026-06-19
   days on market $63,500 Active 38 DOM
3. 2026-06-18
   days on market $63,500 Active 37 DOM
4. 2026-06-17
   days on market $63,500 Active 36 DOM
5. 2026-06-16
   days on market $63,500 Active 35 DOM
6. 2026-06-15
   days on market $63,500 Active 34 DOM
7. 2026-06-14
   days on market $63,500 Active 32 DOM
8. 2026-06-12
   statusdays on market $63,500 Active 31 DOM
9. 2026-06-09
   days on market $63,500 Price Change 28 DOM
10. 2026-06-08
    days on market $63,500 Price Change 27 DOM
11. 2026-06-07
    days on market $63,500 Price Change 26 DOM
12. 2026-06-07
    pricestatusdays on market $63,500 Price Change 25 DOM
13. 2026-06-03
    days on market $70,000 Active 22 DOM
14. 2026-06-02
    days on market $70,000 Active 21 DOM
15. 2026-06-01
    days on market $70,000 Active 20 DOM
16. 2026-05-31
    days on market $70,000 Active 19 DOM
17. 2026-05-30
    days on market $70,000 Active 18 DOM
18. 2026-05-11
    listed $70,000 Active 633-char remark

    Show marketing remark (633 chars)

    Affordable and well-maintained 2-bedroom, 2-bath mobile home located within Batesville city limits on a large, level lot featuring a circle driveway and approximately 480 sq. ft. carport. The property includes a fenced area ideal for pets or children and offers excellent potential as an investment or rental property. Recent updates include a new water heater, and the HVAC system has been regularly serviced and maintained, making this home move-in ready. Conveniently located just minutes from Batesville schools, shopping, dining, and other local amenities. Shown by appointment only. Call today to schedule your private showing.

19. 2026-05-11
    listed $70,000 New Listing 613-char remark

    Show marketing remark (633 chars)

    Affordable and well-maintained 2-bedroom, 2-bath mobile home located within Batesville city limits on a large, level lot featuring a circle driveway and approximately 480 sq. ft. carport. The property includes a fenced area ideal for pets or children and offers excellent potential as an investment or rental property. Recent updates include a new water heater, and the HVAC system has been regularly serviced and maintained, making this home move-in ready. Conveniently located just minutes from Batesville schools, shopping, dining, and other local amenities. Shown by appointment only. Call today to schedule your private showing.

20. 2024-04-01
    soldstatus $55,000 Closed

    Show marketing remark (794 chars)

    Cash Flow! Equity Grow! Bungalow! Meet Affordable and solid in this 2 bedroom 2 bathroom rental home in Batesville city limits on a large, flat lot with a circle drive and 480 Sqft carport. Enjoy the rain with neighbors under the covered porch or the weekend projects on the blank canvas landscaping this home offers. Currently the property is tenant occupied for the next 6 months at $675 a month. With a 2 year old water heater, metal roof, and regularly maintained HVAC unit, this residence is low maintenance and ready to be further monetized or made into someone's forever home! * The house is a old manufactured home without title that is on a permanent foundation with a 400 square foot add-on. It currently has a bank loan on it. Owner financing will be considered. AGENT OWNED

21. 2024-04-01
    soldstatus $55,000

    Show marketing remark (794 chars)

    Cash Flow! Equity Grow! Bungalow! Meet Affordable and solid in this 2 bedroom 2 bathroom rental home in Batesville city limits on a large, flat lot with a circle drive and 480 Sqft carport. Enjoy the rain with neighbors under the covered porch or the weekend projects on the blank canvas landscaping this home offers. Currently the property is tenant occupied for the next 6 months at $675 a month. With a 2 year old water heater, metal roof, and regularly maintained HVAC unit, this residence is low maintenance and ready to be further monetized or made into someone's forever home! * The house is a old manufactured home without title that is on a permanent foundation with a 400 square foot add-on. It currently has a bank loan on it. Owner financing will be considered. AGENT OWNED

22. 2024-03-11
    status Pending

    Show marketing remark (794 chars)

    Cash Flow! Equity Grow! Bungalow! Meet Affordable and solid in this 2 bedroom 2 bathroom rental home in Batesville city limits on a large, flat lot with a circle drive and 480 Sqft carport. Enjoy the rain with neighbors under the covered porch or the weekend projects on the blank canvas landscaping this home offers. Currently the property is tenant occupied for the next 6 months at $675 a month. With a 2 year old water heater, metal roof, and regularly maintained HVAC unit, this residence is low maintenance and ready to be further monetized or made into someone's forever home! * The house is a old manufactured home without title that is on a permanent foundation with a 400 square foot add-on. It currently has a bank loan on it. Owner financing will be considered. AGENT OWNED

23. 2024-03-08
    listed $59,999 Active

    Show marketing remark (794 chars)

    Cash Flow! Equity Grow! Bungalow! Meet Affordable and solid in this 2 bedroom 2 bathroom rental home in Batesville city limits on a large, flat lot with a circle drive and 480 Sqft carport. Enjoy the rain with neighbors under the covered porch or the weekend projects on the blank canvas landscaping this home offers. Currently the property is tenant occupied for the next 6 months at $675 a month. With a 2 year old water heater, metal roof, and regularly maintained HVAC unit, this residence is low maintenance and ready to be further monetized or made into someone's forever home! * The house is a old manufactured home without title that is on a permanent foundation with a 400 square foot add-on. It currently has a bank loan on it. Owner financing will be considered. AGENT OWNED

24. 2022-12-31
    listed $25,000
25. 2022-12-16
    soldstatus $25,000
26. 2012-03-30
    soldstatus $20,000

ⓘ 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: $237 · $20/mo
• Projected year-2 tax: $406 · $34/mo
• Expected delta: +$169/yr (+$14/mo · 71.2%)

ⓘ 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 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,850
• − Mortgage interest: −$3,557
• − Property taxes: −$237
• − Insurance: −$318
• − Repairs & maintenance: −$868
• − Management: −$868
• − Depreciation: −$1,847
• Taxable income: $3,155
• Est. tax owed @ 24.0%: −$757
• After-tax cash flow: $3,263/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: Batesville School District
• NCES district ID: 0500019
• Math proficiency: 36% ▼ -12.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $37,304
• Composite: 30.79/100
• National rank: #6147
• State rank: #104 of 238 in AR

Livability — Batesville

• Score: 72/100
• State rank: #33
• US rank: #6274

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Batesville, AR
• County: Independence County · 26,218 people
• City population: 26,218
• Metro: Batesville, AR
• Population (ZIP): 26,218
• Household income: $52,829
• Rent vs Own: 34.9% rent · 65.1% own
• Severe rent burden: 553.0

Population outlook (Independence County) Hauer SSP2

• Today (2025): 37,748 people
• By 2030: 37,962 · +0.6%
• By 2040: 38,151 · +1.1%
• By 2050: 37,980 · +0.6%
• By 2075: 36,622 · -3.0%
• By 2100: 32,741 · -13.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 12% Two or more races 8% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 7% Other Asian/Pacific 1%

Political lean MEDSL · Independence

• 2024 margin: Solid R (+59.5) · D 19.2% · R 78.7% · Other 2.1%
• 2008→2024 swing: -22.3pp toward R · 2008: -37.1pp · 2024: -59.5pp
• All cycles: 2024: R+59.5 2020: R+58.2 2016: R+52.4 2012: R+44.0 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.19%
• Current HPI: 206.3787
• Rent YoY: —
• Metro: Batesville, AR
• 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

+217.5% since first listed

11 events — show timeline

• 2026-06-04 Price Changed $63,500 CARMLS
• 2026-06-04 Price Changed $63,500 Batesville
• 2026-05-11 Listed $70,000 Batesville
• 2026-05-11 Listed $70,000 CARMLS
• 2024-04-01 Sold (Public Records) $55,000 Public Records
• 2024-04-01 Sold (MLS) $55,000 Batesville
• 2024-03-11 Pending — Batesville
• 2024-03-08 Listed $59,999 Batesville
• 2022-12-31 Listed $25,000 Batesville
• 2022-12-16 Sold (MLS) $25,000 Batesville
• 2012-03-30 Sold (Public Records) $20,000 Public Records

Property tax history

+1.0%/yr

Latest (2023): $237 · +0.0% YoY. Source: county tax records.