3032 King Dr · Mulberry, AR 72947

$299,000

4 bd · 2.5 ba · 2,549 sqft · SingleFamily public records · 122 Days on market

Built 1980 4.93 ac lot $117/sqft · 27% below area Est $412k · 27% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +5.2/30.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Discover a rare opportunity to own a versatile property that blends high visibility with serene country charm. Situated along a busy interstate, this property offers exceptional exposure-making it an ideal location for a small business venture such as an antique shop, flower boutique, service based business, or even a professional office. Set on almost 5 acres, the home is positioned to give you the best of both worlds. While the front of the property benefits from steady traffic and excellent accessibility, the backyard opens up to a private wooded retreat-offering a quiet escape where you can relax, entertain, or simply enjoy nature. The home features a great room with a vaulted ceiling and beautiful fireplace for cozy evenings and the oversized dining room provides plenty of room to gather friends & family. You'll love the updated kitchen with granite counters and modern backsplash, plus a new HVAC system and newer garage door with camera. The primary bedroom has a spacious closet suite and a bathroom with his and her vanities. There is a fenced in large patio area and a spacious bonus room with its own exterior door to the patio that could be used as a den, hobby room or 4th bedroom. Whether you're an entrepreneur looking for the perfect live-work setup or a homeowner seeking land, privacy and potential this property delivers. With room to grow, build, and create, the possibilities here are truly endless. Don't miss your chance to turn this unique property in to your dream home, business, or both.

Key facts

• Vaulted ceiling
• Farm view
• Private retreat

Tags

• CENTRAL HEAT AND AIR UNIT
• PRIVATE RETREAT
• FARM VIEW
• GREAT ROOM
• VAULTED CEILING
• FIREPLACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-684 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (40.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (54.3% below list).
• Recommended offer: $137k (54.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#281 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+; Watch: schools F, amenities F, commute F.
• Mulberry School District (rural): math 21% / reading 26% proficiency, ranked #191 of 238 in AR (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 38 active listings in the ZIP; 47 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Crawford County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $21k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $168k; list at $299k implies a 78% gain — meaningful room to come down on a strong offer.

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 $136,694 (54.3% 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 122 days. Have you received any prior offers? Is the seller open to a 54% 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. 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?
7. 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.
8. 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.
9. 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: 0.46% ✗
• Cap rate: 3.55%
• Cash-on-cash: -9.80%
• DSCR: 0.56
• GRM: 18.2

CMA / ARV

• ARV (median comp): $411,616
• List price: $299,000
• Delta: -27.36%
• Verdict: UNDERPRICED
• Comps: 11 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3042 W Mulberry Hwy 64	0.65mi	3/2.5 (-1)	2,465 (-3%)	4mo	$280,000	$114	56

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

Projected returns pro-forma

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

5-year hold

• IRR: 17.4%
• Equity multiple: 2.42×
• Total profit: $119,142
• Equity at exit: $269,363

10-year hold

• IRR: 16.4%
• Equity multiple: 5.60×
• Total profit: $384,761
• Equity at exit: $580,891

Cash invested: $83,720 (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 72947

• Home prices YoY: 3.9%
• Active inventory: 38
• Price-to-rent: 18.2×

Monthly cashflow live

• Estimated rent: $1,367 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$71 /mo · $850/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $-684

Break-even live

Break-even rent $2,232

Max offer price $178,248

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $299,000 Active 122 DOM
2. 2026-06-18
   days on market $299,000 Active 121 DOM
3. 2026-06-17
   days on market $299,000 Active 120 DOM
4. 2026-06-16
   days on market $299,000 Active 119 DOM
5. 2026-06-15
   days on market $299,000 Active 118 DOM
6. 2026-06-14
   days on market $299,000 Active 116 DOM
7. 2026-06-12
   days on market $299,000 Active 115 DOM
8. 2026-06-09
   days on market $299,000 Active 112 DOM
9. 2026-06-08
   days on market $299,000 Active 111 DOM
10. 2026-06-07
    days on market $299,000 Active 110 DOM
11. 2026-06-05
    days on market $299,000 Active 108 DOM
12. 2026-06-04
    days on market $299,000 Active 106 DOM
13. 2026-06-02
    days on market $299,000 Active 105 DOM
14. 2026-06-01
    days on market $299,000 Active 104 DOM
15. 2026-05-31
    days on market $299,000 Active 103 DOM
16. 2026-05-31
    days on market $299,000 Active 102 DOM
17. 2026-05-14
    price $299,000 1532-char remark

    Show marketing remark (1037 chars)

    Discover a rare opportunity to own a versatile property that blends high visibility with serene country charm. Situated along a busy interstate, this property offers exceptional exposure-making it an ideal location for a small business venture such as an antique shop, flower boutique, service based business, or even a professional office. Set on almost 5 acres, the home is perfectly positioned to give you the best of both worlds. While the front of the property benefits from steady traffic and excellent accessibility, the backyard opens up to a private, wooded retreat! This home features a great room with vaulted ceiling and beautiful fireplace for cozy evenings and the oversized dining room provides plenty of room to gather friends & family. The kitchen has newer granite counters and backsplash, and there's a newer garage door with camera, & new HVAC. A spacious bonus room that could be a den, hobby room or 4th bedroom. Don't miss your chance to turn this unique property into your dream home, business or both!

18. 2026-05-14
    price $299,000 1037-char remark

    Show marketing remark (1037 chars)

    Discover a rare opportunity to own a versatile property that blends high visibility with serene country charm. Situated along a busy interstate, this property offers exceptional exposure-making it an ideal location for a small business venture such as an antique shop, flower boutique, service based business, or even a professional office. Set on almost 5 acres, the home is perfectly positioned to give you the best of both worlds. While the front of the property benefits from steady traffic and excellent accessibility, the backyard opens up to a private, wooded retreat! This home features a great room with vaulted ceiling and beautiful fireplace for cozy evenings and the oversized dining room provides plenty of room to gather friends & family. The kitchen has newer granite counters and backsplash, and there's a newer garage door with camera, & new HVAC. A spacious bonus room that could be a den, hobby room or 4th bedroom. Don't miss your chance to turn this unique property into your dream home, business or both!

19. 2026-02-17
    listed $320,000 Active 1532-char remark

    Show marketing remark (1532 chars)

    Discover a rare opportunity to own a versatile property that blends high visibility with serene country charm. Situated along a busy interstate, this property offers exceptional exposure-making it an ideal location for a small business venture such as an antique shop, flower boutique, service based business, or even a professional office. Set on almost 5 acres, the home is positioned to give you the best of both worlds. While the front of the property benefits from steady traffic and excellent accessibility, the backyard opens up to a private wooded retreat-offering a quiet escape where you can relax, entertain, or simply enjoy nature. The home features a great room with a vaulted ceiling and beautiful fireplace for cozy evenings and the oversized dining room provides plenty of room to gather friends & family. You'll love the updated kitchen with granite counters and modern backsplash, plus a new HVAC system and newer garage door with camera. The primary bedroom has a spacious closet suite and a bathroom with his and her vanities. There is a fenced in large patio area and a spacious bonus room with its own exterior door to the patio that could be used as a den, hobby room or 4th bedroom. Whether you're an entrepreneur looking for the perfect live-work setup or a homeowner seeking land, privacy and potential this property delivers. With room to grow, build, and create, the possibilities here are truly endless. Don't miss your chance to turn this unique property in to your dream home, business, or both.

20. 2026-02-16
    listed $320,000 Active 1037-char remark

    Show marketing remark (1037 chars)

    Discover a rare opportunity to own a versatile property that blends high visibility with serene country charm. Situated along a busy interstate, this property offers exceptional exposure-making it an ideal location for a small business venture such as an antique shop, flower boutique, service based business, or even a professional office. Set on almost 5 acres, the home is perfectly positioned to give you the best of both worlds. While the front of the property benefits from steady traffic and excellent accessibility, the backyard opens up to a private, wooded retreat! This home features a great room with vaulted ceiling and beautiful fireplace for cozy evenings and the oversized dining room provides plenty of room to gather friends & family. The kitchen has newer granite counters and backsplash, and there's a newer garage door with camera, & new HVAC. A spacious bonus room that could be a den, hobby room or 4th bedroom. Don't miss your chance to turn this unique property into your dream home, business or both!

21. 2025-08-15
    price $333,000
22. 2025-08-15
    price $333,000
23. 2025-07-01
    price $365,000
24. 2025-05-05
    price $389,000
25. 2025-04-09
    listed $409,900 Active
26. 2009-04-22
    soldstatus $168,100
27. 2000-03-21
    soldstatus $120,000
28. 1981-02-09
    soldstatus $50,000

ⓘ 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: $850 · $71/mo
• Projected year-2 tax: $1,914 · $159/mo
• Expected delta: +$1,063/yr (+$89/mo · 125.0%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $16,403
• − Mortgage interest: −$16,749
• − Property taxes: −$850
• − Insurance: −$1,495
• − Repairs & maintenance: −$1,312
• − Management: −$1,312
• − Depreciation: −$8,698
• Taxable loss: −$14,013
• Est. tax savings @ 24.0%: +$3,363
• After-tax cash flow: $-4,839/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: Mulberry School District
• NCES district ID: 0510290
• Math proficiency: 21% ▼ -19.00%
• Reading proficiency: 26% ▼ -17.00%
• Median HH income: $38,315
• Composite: 19.69/100
• National rank: #8727
• State rank: #191 of 238 in AR

Livability — Mulberry

• Score: 59/100
• State rank: #281
• US rank: #19696

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,874

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 62,108 people
• By 2030: 61,519 · -0.9%
• By 2040: 59,735 · -3.8%
• By 2050: 57,521 · -7.4%
• By 2075: 53,143 · -14.4%
• By 2100: 49,596 · -20.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 5% Native American 2%
• Common ancestry: Slovak 2% Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 92% English-only · Spanish 7% Chinese 1%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+58.2) · D 19.9% · R 78.1% · Other 2.0%
• 2008→2024 swing: -12.1pp toward R · 2008: -46.0pp · 2024: -58.2pp
• All cycles: 2024: R+58.2 2020: R+56.7 2016: R+55.0 2012: R+49.9 2008: R+46.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.47%
• Current HPI: 306.7802
• 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

+498.0% since first listed

12 events — show timeline

• 2026-05-14 Price Changed $299,000 WRVBOR
• 2026-05-14 Price Changed $299,000 NWARMLS
• 2026-02-17 Listed $320,000 WRVBOR
• 2026-02-16 Listed $320,000 NWARMLS
• 2025-08-15 Price Changed $333,000 WRVBOR
• 2025-08-15 Price Changed $333,000 NWARMLS
• 2025-07-01 Price Changed $365,000 WRVBOR
• 2025-05-05 Price Changed $389,000 WRVBOR
• 2025-04-09 Listed $409,900 WRVBOR
• 2009-04-22 Sold (Public Records) $168,100 Public Records
• 2000-03-21 Sold (Public Records) $120,000 Public Records
• 1981-02-09 Sold (Public Records) $50,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $850 · -4.2% YoY. Source: county tax records.