211 Howard St · Mansfield, AR 72944

$125,000

3 bd · 1.0 ba · 1,476 sqft · SingleFamily public records · 1 Days on market

0.42 ac lot Est $164k · 24% 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 +20.1/30.0
• ARV discount +15.0/15.0
• Appreciation +8.1/10.0
• DSCR +6.4/10.0
• 1% rule +4.2/10.0
• 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

Beautiful bungalow with so much potential! This classic home has original hardwood flooring, some of the glass door knobs and the french doors separating the formal dining from the family room. Sitting on a large corner lot with a covered carport, screened in from porch plus a outbuilding! The home has been pre-inspected with Jill Titsworth with a Closer Look Inspections and attached will be the items being repaired and the home inspection that your Realtor can supply you with!

Key facts

• Covered carport
• French doors
• Corner lot

Tags

• CORNER LOT
• ORIGINAL HARDWOOD FLOORING
• FRENCH DOORS
• VINTAGE GLASS DOOR KNOBS
• SCREENED-IN FRONT PORCH
• COVERED CARPORT

Property features AI

Finance

• HOA & community: Park nearby

Exterior

• Parking: Attached carport; Carport with 1 covered space; Gravel parking
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Water available; Sewer available
• Home design: Single-family residence; One story
• Construction: Masonite exterior; Asphalt shingle roof; House structure
• Exterior features: Covered patio; Covered porch; Patio; Porch; Outbuilding; Corner lot; Cleared, level and open lot; Paved road

Interior

• Kitchen: Dishwasher; Range
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric heating; Space heater; Electric cooling; Window AC units
• Interior features: Ceiling fans; Blinds
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $156 ($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 $115k (7.7% below list).
• Recommended offer: $115k (7.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#255 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment F.
• Mansfield School District (rural): math 37% / reading 34% proficiency, ranked #110 of 238 in AR (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mansfield Elementary School (math 37% / reading 32%, grade F, #254 of 454 statewide, top 59%, 302 students, 72% FRL); Mansfield Middle School (math 44% / reading 35%, grade F, #92 of 201 statewide, top 50%, 219 students, 73% FRL); Mansfield High School (math 27% / reading 32%, grade F, #142 of 292 statewide, top 53%, 254 students, 61% FRL) — zoned schools average 68% FRL vs 50% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 26 active listings in the ZIP; 388 units permitted in Sebastian County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($864 loan paydown + $8k appreciation (6.1% local appreciation)).
• Sebastian County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.1% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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.
• Current owner paid $89k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,427 (7.7% 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. 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.
4. 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.
5. 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: 0.92% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.34%
• DSCR: 1.24
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $163,836
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 E Center St	0.20mi	2/1.0 (-1)	1,472 (-0%)	11mo	$55,000	$37	76
201 S Division Ave	0.13mi	3/1.5	1,439 (-2%)	21mo	$165,250	$115	70
100 Packard St	0.21mi	3/2.0	1,649 (+12%)	3mo	$150,000	$91	64
413 Darlene Dr	0.42mi	3/1.5	1,420 (-4%)	19mo	$170,000	$120	56
700 Grove St	0.55mi	3/1.5	1,344 (-9%)	5mo	$122,000	$91	53
510 Darlene Dr	0.43mi	3/2.0	1,316 (-11%)	6mo	$116,000	$88	53
809 Broadway St	0.64mi	3/2.0	1,568 (+6%)	11mo	$182,000	$116	47
800 Broadway St	0.59mi	4/2.0 (+1)	1,620 (+10%)	6mo	$180,000	$111	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.34×
• Total profit: $46,826
• Equity at exit: $79,500

10-year hold

• IRR: 19.2%
• Equity multiple: 4.70×
• Total profit: $129,645
• Equity at exit: $144,969

Cash invested: $35,000 (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 72944

• Home prices YoY: 2.3%
• Active inventory: 26
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,154 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$49 /mo · $582/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $156

Break-even live

Break-even rent $957

Max offer price $125,000

Occupancy floor 82%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-29
   status Pending
2. 2026-05-28
   listed $125,000 Active
3. 2023-03-01
   soldstatus $89,000
4. 2023-02-28
   soldstatus $89,000 483-char remark

   Show marketing remark (483 chars)

   Beautiful bungalow with so much potential! This classic home has original hardwood flooring, some of the glass door knobs and the french doors separating the formal dining from the family room. Sitting on a large corner lot with a covered carport, screened in from porch plus a outbuilding! The home has been pre-inspected with Jill Titsworth with a Closer Look Inspections and attached will be the items being repaired and the home inspection that your Realtor can supply you with!

5. 2022-10-05
   listed $89,000 483-char remark

   Show marketing remark (483 chars)

   Beautiful bungalow with so much potential! This classic home has original hardwood flooring, some of the glass door knobs and the french doors separating the formal dining from the family room. Sitting on a large corner lot with a covered carport, screened in from porch plus a outbuilding! The home has been pre-inspected with Jill Titsworth with a Closer Look Inspections and attached will be the items being repaired and the home inspection that your Realtor can supply you with!

6. 2012-12-31
   soldstatus $39,000
7. 2004-07-13
   soldstatus $49,000
8. 2002-06-12
   soldstatus $36,000
9. 1994-10-24
   soldstatus $27,000

ⓘ 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: $582 · $49/mo
• Projected year-2 tax: $800 · $67/mo
• Expected delta: +$218/yr (+$18/mo · 37.4%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $13,851
• − Mortgage interest: −$7,002
• − Property taxes: −$582
• − Insurance: −$625
• − Repairs & maintenance: −$1,108
• − Management: −$1,108
• − Depreciation: −$3,636
• Taxable loss: −$210
• Est. tax savings @ 24.0%: +$51
• After-tax cash flow: $1,920/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: Mansfield School District
• NCES district ID: 0509330
• Math proficiency: 37% ▼ -8.00%
• Reading proficiency: 34% ▼ -8.00%
• Median HH income: $46,056
• Composite: 30.41/100
• National rank: #6245
• State rank: #110 of 238 in AR

Livability — Mansfield

• Score: 61/100
• State rank: #255
• US rank: #18362

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mansfield, AR
• Population (ZIP): 2,669

Population outlook (Sebastian County) Hauer SSP2

• Today (2025): 133,992 people
• By 2030: 136,620 · +2.0%
• By 2040: 140,832 · +5.1%
• By 2050: 143,301 · +6.9%
• By 2075: 147,964 · +10.4%
• By 2100: 145,848 · +8.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 7% Hispanic / Latino 4% Black 1% Native American 1%
• Common ancestry: Slovak 1% Serbian 1% Iranian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Sebastian

• 2024 margin: Solid R (+37.5) · D 30.0% · R 67.6% · Other 2.4%
• 2008→2024 swing: -2.9pp toward R · 2008: -34.6pp · 2024: -37.5pp
• All cycles: 2024: R+37.5 2020: R+35.5 2016: R+38.1 2012: R+37.1 2008: R+34.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.12%
• Current HPI: 273.7329
• 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

+363.0% since first listed

9 events — show timeline

• 2026-05-29 Pending — WRVBOR
• 2026-05-28 Listed $125,000 WRVBOR
• 2023-03-01 Sold (Public Records) $89,000 Public Records
• 2023-02-28 Sold (MLS) $89,000 WRVBOR
• 2022-10-05 Listed $89,000 WRVBOR
• 2012-12-31 Sold (Public Records) $39,000 Public Records
• 2004-07-13 Sold (Public Records) $49,000 Public Records
• 2002-06-12 Sold (Public Records) $36,000 Public Records
• 1994-10-24 Sold (Public Records) $27,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $582 · +10.0% YoY. Source: county tax records.