516 Zachary Ln · Star City, AR 71667

$155,000

3 bd · 2.0 ba · 1,664 sqft · Manufactured public records · 131 Days on market

Built 2002 3.00 ac lot $93/sqft · 28% above area Est $121k · 28% over

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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 +13.3/30.0
• Appreciation +10.0/10.0
• DSCR +4.0/10.0
• Livability +3.3/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

This 2002 Mobile home has been completely remodeled and is move in ready! New metal roof, floors, HVAC and paint. It has spacious bedrooms with large walk in closets, 2 living areas, woodburning fireplace with built-ins and 2 sets of French doors that lead to a 16x20 covered deck. The kitchen has plenty of storage and counterspace and is open to Dining room and Den making entertaining a breeze! The Primary suite is separate from the guest rooms allowing for maximum privacy. Come enjoy the rural setting (3 acres) while being just 2 min from town. Pre-approval required for showing. Call us or your favorite Realtor!

Key facts

• Covered deck
• Metal roof
• Plenty of storage

Tags

• METAL ROOF
• WOODBURNING FIREPLACE
• FRENCH DOORS
• COVERED DECK
• PLENTY OF STORAGE
• RURAL SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $-1 ($-9/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (22.3% below list).
• Recommended offer: $120k (22.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#131 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Star City School District (rural): math 22% / reading 22% proficiency, ranked #206 of 238 in AR (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Star City Jimmy Brown Elementary School (math 23% / reading 19%, grade F, #373 of 454 statewide, top 83%, 647 students, 69% FRL); Star City Middle School (math 27% / reading 23%, grade F, #164 of 201 statewide, top 82%, 341 students, 70% FRL); Star City High School (math 14% / reading 25%, grade F, #239 of 292 statewide, top 85%, 444 students, 62% FRL).
• Market conditions: 29 active listings in the ZIP; 4 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $20k; list at $155k implies a 675% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; 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 $120,498 (22.3% 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 131 days. Have you received any prior offers? Is the seller open to a 22% 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. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.02%
• DSCR: 1.00
• GRM: 10.7

CMA / ARV

• ARV (median comp): $120,777
• List price: $155,000
• Delta: 28.34%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.3%
• Equity multiple: 2.94×
• Total profit: $84,315
• Equity at exit: $139,636

10-year hold

• IRR: 21.5%
• Equity multiple: 6.72×
• Total profit: $248,223
• Equity at exit: $301,131

Cash invested: $43,400 (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 71667

• Home prices YoY: 7.7%
• Active inventory: 29
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,205 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$75 /mo · $903/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $-1

Break-even live

Break-even rent $1,206

Max offer price $154,869

Occupancy floor 95%

Sensitivity live

Price	-10% $87	-5% $43	+0% $-1	+5% $-45	+10% $-88
Rent	-10% $-96	-5% $-48	+0% $-1	+5% $47	+10% $94
Rate	-1.0pp $77	-0.5pp $39	base $-1	+0.5pp $-41	+1.0pp $-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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $155,000 Active 131 DOM
2. 2026-06-19
   days on market $155,000 Active 129 DOM
3. 2026-06-18
   days on market $155,000 Active 128 DOM
4. 2026-06-17
   days on market $155,000 Active 127 DOM
5. 2026-06-16
   days on market $155,000 Active 126 DOM
6. 2026-06-15
   days on market $155,000 Active 125 DOM
7. 2026-06-14
   days on market $155,000 Active 123 DOM
8. 2026-06-12
   days on market $155,000 Active 122 DOM
9. 2026-06-09
   days on market $155,000 Active 119 DOM
10. 2026-06-08
    days on market $155,000 Active 118 DOM
11. 2026-06-07
    days on market $155,000 Active 117 DOM
12. 2026-06-05
    days on market $155,000 Active 114 DOM
13. 2026-06-03
    days on market $155,000 Active 113 DOM
14. 2026-06-02
    days on market $155,000 Active 112 DOM
15. 2026-06-01
    days on market $155,000 Active 111 DOM
16. 2026-05-31
    days on market $155,000 Active 110 DOM
17. 2026-05-30
    days on market $155,000 Active 109 DOM
18. 2026-02-17
    status Back on Market 620-char remark

    Show marketing remark (620 chars)

    This 2002 Mobile home has been completely remodeled and is move in ready! New metal roof, floors, HVAC and paint. It has spacious bedrooms with large walk in closets, 2 living areas, woodburning fireplace with built-ins and 2 sets of French doors that lead to a 16x20 covered deck. The kitchen has plenty of storage and counterspace and is open to Dining room and Den making entertaining a breeze! The Primary suite is separate from the guest rooms allowing for maximum privacy. Come enjoy the rural setting (3 acres) while being just 2 min from town. Pre-approval required for showing. Call us or your favorite Realtor!

19. 2026-02-16
    status Under Contract 620-char remark

    Show marketing remark (620 chars)

    This 2002 Mobile home has been completely remodeled and is move in ready! New metal roof, floors, HVAC and paint. It has spacious bedrooms with large walk in closets, 2 living areas, woodburning fireplace with built-ins and 2 sets of French doors that lead to a 16x20 covered deck. The kitchen has plenty of storage and counterspace and is open to Dining room and Den making entertaining a breeze! The Primary suite is separate from the guest rooms allowing for maximum privacy. Come enjoy the rural setting (3 acres) while being just 2 min from town. Pre-approval required for showing. Call us or your favorite Realtor!

20. 2026-02-09
    listed $155,000 New Listing 620-char remark

    Show marketing remark (620 chars)

    This 2002 Mobile home has been completely remodeled and is move in ready! New metal roof, floors, HVAC and paint. It has spacious bedrooms with large walk in closets, 2 living areas, woodburning fireplace with built-ins and 2 sets of French doors that lead to a 16x20 covered deck. The kitchen has plenty of storage and counterspace and is open to Dining room and Den making entertaining a breeze! The Primary suite is separate from the guest rooms allowing for maximum privacy. Come enjoy the rural setting (3 acres) while being just 2 min from town. Pre-approval required for showing. Call us or your favorite Realtor!

21. 2025-08-07
    historical
22. 2025-07-01
    historical
23. 2025-03-24
    listed $249,900 New Listing
24. 2025-03-16
    listed $199,900 New Listing
25. 2024-02-07
    soldstatus $20,000
26. 2007-08-21
    soldstatus $56,000
27. 2006-12-12
    soldstatus $42,000
28. 2003-04-14
    soldstatus $11,000

ⓘ 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: $903 · $75/mo
• Projected year-2 tax: $992 · $83/mo
• Expected delta: +$89/yr (+$7/mo · 9.8%)

ⓘ 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 5/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $14,460
• − Mortgage interest: −$8,682
• − Property taxes: −$903
• − Insurance: −$775
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$4,509
• Taxable loss: −$2,723
• Est. tax savings @ 24.0%: +$654
• After-tax cash flow: $645/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: Star City School District
• NCES district ID: 0500028
• Math proficiency: 22% ▼ -8.00%
• Reading proficiency: 22% ▼ -8.00%
• Median HH income: $36,400
• Composite: 18.28/100
• National rank: #8957
• State rank: #206 of 238 in AR

Livability — Star City

• Score: 66/100
• State rank: #131
• US rank: #12052

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Star City, AR
• City population: 6,927
• Population (ZIP): 6,927

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 13,516 people
• By 2030: 13,354 · -1.2%
• By 2040: 13,200 · -2.3%
• By 2050: 13,170 · -2.6%
• By 2075: 12,581 · -6.9%
• By 2100: 10,008 · -26.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 10% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Serbian 1% Scottish 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+50.1) · D 24.1% · R 74.2% · Other 1.7%
• 2008→2024 swing: -31.9pp toward R · 2008: -18.2pp · 2024: -50.1pp
• All cycles: 2024: R+50.1 2020: R+43.8 2016: R+31.5 2012: R+20.8 2008: R+18.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.46%
• Current HPI: 161.0228
• 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

+1309.1% since first listed

11 events — show timeline

• 2026-02-17 Relisted — CARMLS
• 2026-02-16 Pending — CARMLS
• 2026-02-09 Listed $155,000 CARMLS
• 2025-08-07 Listing Removed — CARMLS
• 2025-07-01 Listing Removed — CARMLS
• 2025-03-24 Listed $249,900 CARMLS
• 2025-03-16 Listed $199,900 CARMLS
• 2024-02-07 Sold (Public Records) $20,000 Public Records
• 2007-08-21 Sold (Public Records) $56,000 Public Records
• 2006-12-12 Sold (Public Records) $42,000 Public Records
• 2003-04-14 Sold (Public Records) $11,000 Public Records

Property tax history

+20.4%/yr

Latest (2025): $903 · +167.1% YoY. Source: county tax records.