11 Leon Ln · Holland, AR 72032

$165,900

3 bd · 2.0 ba · 1,278 sqft · Manufactured · 24 Days on market

Built 1997 3.00 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 +19.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +3.9/10.0
• Schools +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Escape to peaceful country living with this charming remodeled home nestled on a serene 3 acre property outside the city limits, between Conway and Greenbrier. Enjoy the perfect balance of privacy and convenience with plenty of room to relax, play and grow. The backyard with a privacy fence provides a safe space for children and pets and is a great place for entertaining. The mature shade trees create a beautiful setting for outdoor gatherings and quiet evenings. There's ample space for a garden, making it easy to enjoy fresh flowers, vegetables and space for chickens if you wish to have fresh eggs. If you have been dreaming space for a slower pace without sacrificing accessibility, this pl

Key facts

• New hvac
• 3 acre property
• Privacy fence

Tags

• 3 ACRE PROPERTY
• PRIVACY FENCE
• MATURE SHADE TREES
• AMPLE SPACE FOR A GARDEN
• NEW TIN ROOF
• NEW HVAC

Property features AI

Finance

• Other: Approx. 3.0 acres
• Financial info: Financing options: Conventional loan, Cash, Rural Development

Exterior

• Parking: Other parking (see remarks)
• Utilities: Municipal electric service (Entergy)
• Home design: Mobile home on a permanent foundation
• Construction: Frame construction; Composition roof; Crawl space foundation
• Exterior features: Rural property setting; Gravel road access

Interior

• Kitchen: Electric range
• Flooring: Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Washer connection; Dryer connection (electric); Electric water heater; Luxury vinyl flooring
• Laundry & utility: Laundry room; Washer connection; Dryer connection (electric)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $166k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (11.3% below list).
• Recommended offer: $147k (11.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#285 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Conway School District (urban): math 43% / reading 47% proficiency, ranked #36 of 238 in AR (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.1%/yr); 187 active listings in the ZIP; 865 units permitted in Faulkner County in 2024 (451 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Faulkner County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago 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

• Climate carrying-cost: 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 $147,074 (11.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.89% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.48%
• DSCR: 1.20
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.15% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.60×
• Total profit: $-18,599
• Equity at exit: $24,736

10-year hold

• IRR: -4.6%
• Equity multiple: 0.72×
• Total profit: $-12,905
• Equity at exit: $14,344

Cash invested: $46,452 (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 72032

• Home prices YoY: -17.0%
• Rents YoY: 1.1%
• Active inventory: 187
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,471 medium
• Mortgage (P&I): −$870
• Tax from tax record: −$49 /mo · $592/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $173

Break-even live

Break-even rent $1,251

Max offer price $165,900

Occupancy floor 83%

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: $41,475
• Closing costs: $4,977
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $165,900 Active 24 DOM
2. 2026-06-17
   days on market $165,900 Active 23 DOM
3. 2026-06-16
   days on market $165,900 Active 22 DOM
4. 2026-06-15
   days on market $165,900 Active 21 DOM
5. 2026-06-14
   days on market $165,900 Active 19 DOM
6. 2026-06-10
   days on market $165,900 Active 16 DOM
7. 2026-06-09
   days on market $165,900 Active 15 DOM
8. 2026-06-08
   days on market $165,900 Active 14 DOM
9. 2026-06-07
   days on market $165,900 Active 13 DOM
10. 2026-06-03
    days on market $165,900 Active 9 DOM
11. 2026-06-02
    days on market $165,900 Active 8 DOM
12. 2026-06-01
    statusdays on market $165,900 Active 7 DOM
13. 2026-05-31
    days on market $165,900 New Listing 6 DOM
14. 2026-05-31
    days on market $165,900 New Listing 5 DOM
15. 2026-05-18
    listed $165,900 New Listing
16. 2023-10-12
    historical
17. 2023-09-29
    listed $149,000 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: $592 · $49/mo
• Projected year-2 tax: $1,062 · $88/mo
• Expected delta: +$470/yr (+$39/mo · 79.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,649
• − Mortgage interest: −$9,293
• − Property taxes: −$592
• − Insurance: −$830
• − Repairs & maintenance: −$1,412
• − Management: −$1,412
• − Depreciation: −$4,826
• Taxable loss: −$715
• Est. tax savings @ 24.0%: +$172
• After-tax cash flow: $2,253/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: Conway School District
• NCES district ID: 0504590
• Math proficiency: 43% ▼ -17.00%
• Reading proficiency: 47% ▼ -9.00%
• Median HH income: $46,270
• Composite: 38.27/100
• National rank: #4236
• State rank: #36 of 238 in AR

Livability — Holland

• Score: 59/100
• State rank: #285
• US rank: #19821

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Faulkner County · 103,634 people
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 34,469
• Household income: $64,695
• Rent vs Own: 36.6% rent · 63.4% own
• Severe rent burden: 916.0

Population outlook (Faulkner County) Hauer SSP2

• Today (2025): 138,985 people
• By 2030: 148,264 · +6.7%
• By 2040: 166,010 · +19.4%
• By 2050: 183,362 · +31.9%
• By 2075: 224,593 · +61.6%
• By 2100: 250,603 · +80.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 15% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Serbian 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Faulkner

• 2024 margin: Solid R (+32.3) · D 32.6% · R 64.9% · Other 2.5%
• 2008→2024 swing: -7.1pp toward R · 2008: -25.3pp · 2024: -32.3pp
• All cycles: 2024: R+32.3 2020: R+29.5 2016: R+31.6 2012: R+31.7 2008: R+25.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.15%
• Current HPI: 234.6331
• Rent YoY: ▲ 1.15%
• Metro: Little Rock-North Little Rock-Conway, 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

+11.3% since first listed

3 events — show timeline

• 2026-05-18 Listed $165,900 CARMLS
• 2023-10-12 Listing Removed — CARMLS
• 2023-09-29 Listed $149,000 CARMLS

Property tax history

+3.3%/yr

Latest (2025): $592 · +7.4% YoY. Source: county tax records.