371 Post Oak Rd · Pea Ridge, AR 65745

$200,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 216 Days on market

Built 2005 2.80 ac lot $128/sqft · at area comps Est $198k · at est. ↓ 14% since listing

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Why this score? — see what drove the F 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).

• Appreciation +8.2/10.0
• ARV discount +7.1/15.0
• Cash flow +5.5/30.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Quiet country setting with a partially cleared and level lot. 2.8 acres with well maintained manufactured home nestled between the trees. split floor plan , 2nd bedroom has direct access to guest bathroom, laminate wood flooring, Wood burning fireplace, washer and dryer negotiable. Time to break out of the grind and make the move to the country but still be close enough to all that NW Arkansas has to offer. Call an agent today for a private showing!

Key facts

• Split floor plan
• Level lot
• 2.8 acre lot

Tags

• PARTIALLY CLEARED LOT
• LEVEL LOT
• SPLIT FLOOR PLAN
• LAMINATE WOOD FLOORING
• WOOD BURNING FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $-426 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (30.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (39.5% below list).
• Recommended offer: $121k (39.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#98 in AR) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A-; Watch: amenities F, commute F.
• Southwest R-V (rural): math 19% / reading 32% proficiency, ranked #288 of 324 in MO (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 20 units permitted in McDonald County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $13k appreciation (6.5% local appreciation)).
• McDonald County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.

Recommended offer $121,082 (39.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.61% ✗
• Cap rate: 3.74%
• Cash-on-cash: -9.12%
• DSCR: 0.59
• GRM: 13.8

CMA / ARV

• ARV (median comp): $198,454
• List price: $200,000
• Delta: 0.78%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

6.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.3%
• Equity multiple: 1.65×
• Total profit: $36,303
• Equity at exit: $131,736

10-year hold

• IRR: 10.6%
• Equity multiple: 3.26×
• Total profit: $126,713
• Equity at exit: $244,263

Cash invested: $56,000 (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 65745

• Home prices YoY: 2.9%
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $1,211 medium
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $-426

Break-even live

Break-even rent $1,750

Max offer price $138,414

Occupancy floor —

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $200,000 Active 216 DOM
2. 2026-06-17
   days on market $200,000 Active 215 DOM
3. 2026-06-16
   days on market $200,000 Active 214 DOM
4. 2026-06-15
   days on market $200,000 Active 213 DOM
5. 2026-06-14
   days on market $200,000 Active 211 DOM
6. 2026-06-13
   pricedays on market $200,000 Active 210 DOM
7. 2026-06-10
   days on market $215,000 Active 208 DOM
8. 2026-06-09
   days on market $215,000 Active 207 DOM
9. 2026-06-08
   days on market $215,000 Active 206 DOM
10. 2026-06-07
    days on market $215,000 Active 205 DOM
11. 2026-06-03
    days on market $215,000 Active 201 DOM
12. 2026-06-02
    days on market $215,000 Active 200 DOM
13. 2026-06-01
    days on market $215,000 Active 199 DOM
14. 2026-05-31
    days on market $215,000 Active 198 DOM
15. 2026-05-31
    days on market $215,000 Active 197 DOM
16. 2026-05-11
    price $215,000 453-char remark

    Show marketing remark (453 chars)

    Quiet country setting with a partially cleared and level lot. 2.8 acres with well maintained manufactured home nestled between the trees. split floor plan , 2nd bedroom has direct access to guest bathroom, laminate wood flooring, Wood burning fireplace, washer and dryer negotiable. Time to break out of the grind and make the move to the country but still be close enough to all that NW Arkansas has to offer. Call an agent today for a private showing!

17. 2025-12-11
    price $235,000 453-char remark

    Show marketing remark (453 chars)

    Quiet country setting with a partially cleared and level lot. 2.8 acres with well maintained manufactured home nestled between the trees. split floor plan , 2nd bedroom has direct access to guest bathroom, laminate wood flooring, Wood burning fireplace, washer and dryer negotiable. Time to break out of the grind and make the move to the country but still be close enough to all that NW Arkansas has to offer. Call an agent today for a private showing!

18. 2025-11-13
    listed $250,000 Active 453-char remark

    Show marketing remark (453 chars)

    Quiet country setting with a partially cleared and level lot. 2.8 acres with well maintained manufactured home nestled between the trees. split floor plan , 2nd bedroom has direct access to guest bathroom, laminate wood flooring, Wood burning fireplace, washer and dryer negotiable. Time to break out of the grind and make the move to the country but still be close enough to all that NW Arkansas has to offer. Call an agent today for a private showing!

19. 2023-06-06
    soldstatus
20. 2023-06-06
    soldstatus

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $14,530
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$5,818
• Taxable loss: −$8,816
• Est. tax savings @ 24.0%: +$2,116
• After-tax cash flow: $-2,991/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: Southwest R-V
• NCES district ID: 2928710
• Math proficiency: 19% ▼ -4.00%
• Reading proficiency: 32% ▼ -3.00%
• Median HH income: $35,609
• Composite: 21.05/100
• National rank: #8449
• State rank: #288 of 324 in MO

Livability — Pea Ridge

• Score: 67/100
• State rank: #98
• US rank: #10429

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 9,997
• Population (ZIP): 3,230

Population outlook (McDonald County) Hauer SSP2

• Today (2025): 21,753 people
• By 2030: 21,154 · -2.8%
• By 2040: 19,946 · -8.3%
• By 2050: 18,666 · -14.2%
• By 2075: 16,201 · -25.5%
• By 2100: 14,550 · -33.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 4% Native American 1%
• Common ancestry: Romanian 4% Lithuanian 4% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · McDonald

• 2024 margin: Solid R (+68.8) · D 15.2% · R 84.0%
• 2008→2024 swing: -31.3pp toward R · 2008: -37.4pp · 2024: -68.8pp
• All cycles: 2024: R+68.8 2020: R+66.6 2016: R+64.0 2012: R+48.3 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.47%
• Current HPI: 227.5875
• 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

-14.0% since first listed

5 events — show timeline

• 2026-05-11 Price Changed $215,000 SOMO
• 2025-12-11 Price Changed $235,000 SOMO
• 2025-11-13 Listed $250,000 SOMO
• 2023-06-06 Sold (Public Records) — Public Records
• 2023-06-06 Sold (Public Records) — Public Records

Property tax history

+8.4%/yr

Latest (2025): $252 · +1.8% YoY. Source: county tax records.