33 Nora Ct · Mountain Home, AR 72653

$70,000

2 bd · 2.0 ba · 1,008 sqft · Manufactured public records · 16 Days on market

Est $47k · 48% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Super cute 2 bedroom/2 bath mobile home in a lovely retirement community. Nice open floor plan and split bedroom plan. 2 car attached carport and screened in porch. Backyard also features a 12'x18' storage shed. Buyer has to be approved by park. Lot rent is $350 per month and includes sewer and trash. pick up.

Key facts

• 2-car carport
• Outdoor seating area
• Fenced yard

Tags

• PRIVATE EN-SUITE BATHROOMS
• BRIGHT SUNROOM
• FENCED YARD
• OUTDOOR SEATING AREA
• 2-CAR CARPORT
• 8X10 STORAGE SHED

Property features AI

Exterior

• Parking: 2-car garage
• Home design: Manufactured home; Residential property; Located in the Rollingmeadows subdivision
• Construction: Metal siding
• Exterior features: Metal roof

Interior

• Kitchen: Gas oven; Gas range; Dishwasher; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Gas oven; Gas range; Dishwasher; Refrigerator
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 3.1% in Mountain Home — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#54 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Mountain Home School District (town): math 45% / reading 45% proficiency, ranked #40 of 238 in AR (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 386 active listings in the ZIP; 47 units permitted in Baxter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Baxter County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $60k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $68,950 (1.5% 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. 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.
3. 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.
4. 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: 1.44% ✓
• Cap rate: 11.63%
• Cash-on-cash: 19.05%
• DSCR: 1.85
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $47,376
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 Hal Dr	0.03mi	3/2.0 (+1)	1,040 (+3%)	10mo	$50,000	$48	80
29 Benjamin Dr	0.10mi	2/2.0	1,072 (+6%)	5mo	$50,000	$47	80
61 Rolling Meadows Ct	0.10mi	2/2.0	990 (-2%)	16mo	$74,000	$75	79
101 Nora Ct	0.07mi	2/2.0	1,120 (+11%)	4mo	$51,000	$46	75
19 Fleck Dr	0.05mi	2/2.0	1,088 (+8%)	13mo	$54,000	$50	73
51 Grandchildren Dr	0.14mi	2/2.0	1,056 (+5%)	15mo	$42,500	$40	73
65 Fleck Dr	0.11mi	3/2.0 (+1)	1,120 (+11%)	2mo	$85,000	$76	70
72 Benjamin Dr	0.11mi	2/1.0	924 (-8%)	9mo	$34,000	$37	69
73 Nora Ct	0.04mi	2/2.0	1,150 (+14%)	8mo	$43,000	$37	68
406 Wehmeyer Loop	0.16mi	2/2.0	924 (-8%)	15mo	$27,500	$30	66
447 Wehmeyer Loop	0.19mi	2/1.0	924 (-8%)	11mo	$35,000	$38	64
111 Nora Ct	0.09mi	3/2.0 (+1)	1,152 (+14%)	13mo	$64,900	$56	57

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

Projected returns pro-forma

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

5-year hold

• IRR: 10.9%
• Equity multiple: 1.43×
• Total profit: $8,490
• Equity at exit: $10,437

10-year hold

• IRR: 20.0%
• Equity multiple: 2.68×
• Total profit: $32,973
• Equity at exit: $6,052

Cash invested: $19,600 (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 72653

• Home prices YoY: -15.8%
• Active inventory: 386
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,006 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $311

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 64%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $70,000 Active 16 DOM
2. 2026-06-18
   days on market $70,000 Active 15 DOM
3. 2026-06-17
   days on market $70,000 Active 14 DOM
4. 2026-06-16
   days on market $70,000 Active 13 DOM
5. 2026-06-15
   days on market $70,000 Active 12 DOM
6. 2026-06-14
   days on market $70,000 Active 10 DOM
7. 2026-06-12
   days on market $70,000 Active 9 DOM
8. 2026-06-09
   days on market $70,000 Active 6 DOM
9. 2026-06-08
   days on market $70,000 Active 5 DOM
10. 2026-06-07
    days on market $70,000 Active 4 DOM
11. 2026-06-05
    remarks 699-char remark
12. 2026-06-05
    listed $70,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,075
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$966
• − Management: −$966
• − Depreciation: −$2,036
• Taxable income: $2,785
• Est. tax owed @ 24.0%: −$668
• After-tax cash flow: $3,065/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: Mountain Home School District
• NCES district ID: 0500043
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $36,966
• Composite: 37.4/100
• National rank: #4424
• State rank: #40 of 238 in AR

Livability — Mountain Home

• Score: 70/100
• State rank: #54
• US rank: #7718

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Baxter County · 29,564 people
• City population: 29,564
• Metro: Mountain Home, AR
• Population (ZIP): 29,564
• Household income: $48,718
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 663.0

Population outlook (Baxter County) Hauer SSP2

• Today (2025): 39,886 people
• By 2030: 39,226 · -1.7%
• By 2040: 37,810 · -5.2%
• By 2050: 36,287 · -9.0%
• By 2075: 32,965 · -17.4%
• By 2100: 28,002 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Romanian 2% Portuguese 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Baxter

• 2024 margin: Solid R (+56.9) · D 20.7% · R 77.6% · Other 1.7%
• 2008→2024 swing: -25.3pp toward R · 2008: -31.6pp · 2024: -56.9pp
• All cycles: 2024: R+56.9 2020: R+53.3 2016: R+53.6 2012: R+44.0 2008: R+31.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.18%
• Current HPI: 246.3231
• Rent YoY: —
• Metro: Mountain Home, 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

+159.3% since first listed

10 events — show timeline

• 2026-06-02 Listed $70,000 MHMLS
• 2022-09-08 Sold (MLS) $59,900 MHMLS
• 2022-08-17 Listed $59,900 MHMLS
• 2021-04-13 Sold (MLS) $37,500 MHMLS
• 2021-03-16 Listed $39,900 MHMLS
• 2019-03-27 Sold (Public Records) $24,000 Public Records
• 2014-02-18 Sold (Public Records) $25,000 Public Records
• 2007-05-23 Sold (Public Records) $28,000 Public Records
• 2006-05-23 Sold (Public Records) $28,000 Public Records
• 2005-06-16 Sold (Public Records) $27,000 Public Records

Property tax history

-18.5%/yr

Latest (2025): $7 · +0.1% YoY. Source: county tax records.