118 E 3rd St · Yarborough Landing, AR 71822

$81,000

4 bd · 1.0 ba · 1,080 sqft · Manufactured public records · 5 Days on market

Built 1970 0.92 ac lot

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Why this score? — see what drove the B 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 +28.7/30.0
• DSCR +10.0/10.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Welcome to the Jack Isle Subdivision of Ashdown, Arkansas! This 1,080-square-foot doublewide home offers 4 bedrooms and 1 bath, making it an excellent opportunity for a weekend fishing retreat, vacation property, rental investment, or full-time residence. Located within walking distance of beautiful Millwood Lake, you'll enjoy quick access to some of the best bass fishing in the country. Millwood Lake is widely recognized for its outstanding largemouth bass fishery and hosts numerous fishing tournaments each year, making it a favorite destination for anglers from across the nation. The home features a functional floor plan with four bedrooms, a spacious living area, and plenty of potential

Key facts

• Lake-country living
• 0.92 acre lot
• Built 1970

Tags

• WALKING DISTANCE MILLWOOD LAKE
• AFFORDABLE HOME NEAR THE LAKE
• LAKE-COUNTRY LIVING

Property features AI

Finance

• Other: Located in the Jack Isle subdivision

Exterior

• Utilities: Private well water; Septic tank sewer
• Home design: Single-family residence; Residential property
• Construction: Wood siding exterior; Metal roof; Built area approximately 1,080
• Exterior features: Covered patio/porch; Storage structure on property

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher not listed
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Dryer; Electric Range; Electric Water Heater; Refrigerator; Washer; Water Heater
• Laundry & utility: Inside laundry with washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath manufactured listed at $81k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($944 rent vs $81k).

Location & tenants

• Location reads 58/100 on livability (#319 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Ashdown School District (town): math 29% / reading 24% proficiency, ranked #179 of 238 in AR (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Ashdown Elementary School (math 38% / reading 26%, grade F, #278 of 454 statewide, top 64%, 627 students, 70% FRL); Ashdown Junior High School (math 26% / reading 21%, grade F, #173 of 201 statewide, top 86%, 283 students, 71% FRL); Ashdown High School (math 22% / reading 27%, grade F, #187 of 292 statewide, top 70%, 398 students, 69% FRL) — zoned schools average 70% FRL vs 54% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 24 active listings in the ZIP; 4 units permitted in Little River County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($560 loan paydown + $5k appreciation (5.9% local appreciation)).
• Little River County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $28k; list at $81k implies a 189% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.17% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.21%
• DSCR: 1.63
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.0%
• Equity multiple: 2.76×
• Total profit: $39,996
• Equity at exit: $50,428

10-year hold

• IRR: 25.3%
• Equity multiple: 5.60×
• Total profit: $104,300
• Equity at exit: $91,026

Cash invested: $22,680 (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 71822

• Home prices YoY: 4.0%
• Active inventory: 24
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $944 medium
• Mortgage (P&I): −$425
• Tax from tax record: −$19 /mo · $228/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $269

Break-even live

Break-even rent $604

Max offer price $81,000

Occupancy floor 67%

Sensitivity live

Price	-10% $314	-5% $292	+0% $269	+5% $246	+10% $223
Rent	-10% $194	-5% $231	+0% $269	+5% $306	+10% $343
Rate	-1.0pp $309	-0.5pp $289	base $269	+0.5pp $248	+1.0pp $226

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: $20,250
• Closing costs: $2,430
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-08
   days on market $81,000 Active 5 DOM
2. 2026-06-07
   days on market $81,000 Active 4 DOM
3. 2026-06-05
   remarks 699-char remark
4. 2026-06-05
   listed $81,000 Active 1 DOM

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

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $228 · $19/mo
• Projected year-2 tax: $518 · $43/mo
• Expected delta: +$290/yr (+$24/mo · 127.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,334
• − Mortgage interest: −$4,537
• − Property taxes: −$228
• − Insurance: −$405
• − Repairs & maintenance: −$907
• − Management: −$907
• − Depreciation: −$2,356
• Taxable income: $1,994
• Est. tax owed @ 24.0%: −$478
• After-tax cash flow: $2,745/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: Ashdown School District
• NCES district ID: 0502580
• Math proficiency: 29% ▼ -14.00%
• Reading proficiency: 24% ▼ -15.00%
• Median HH income: $38,005
• Composite: 22.18/100
• National rank: #8161
• State rank: #179 of 238 in AR

Livability — Yarborough Landing

• Score: 58/100
• State rank: #319
• US rank: #21078

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,830

Population outlook (Little River County) Hauer SSP2

• Today (2025): 11,251 people
• By 2030: 10,529 · -6.4%
• By 2040: 9,211 · -18.1%
• By 2050: 7,999 · -28.9%
• By 2075: 5,779 · -48.6%
• By 2100: 4,395 · -60.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 21% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Iranian 1%
• Foreign-born: 0% · Canada

Political lean MEDSL · Little River

• 2024 margin: Solid R (+54.3) · D 22.1% · R 76.4% · Other 1.4%
• 2008→2024 swing: -25.3pp toward R · 2008: -29.0pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+48.1 2016: R+42.5 2012: R+36.3 2008: R+29.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.90%
• Current HPI: 154.3964
• 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

+268.2% since first listed

4 events — show timeline

• 2026-06-03 Listed $81,000 TBOR
• 1997-12-17 Sold (Public Records) $28,000 Public Records
• 1995-07-01 Sold (Public Records) $176,000 Public Records
• 1995-07-01 Sold (Public Records) $22,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $228 · +0.0% YoY. Source: county tax records.