501 Girard Stret · Flippin, AR 72634

$99,000

3 bd · 1.0 ba · 1,456 sqft · Manufactured public records · 41 Days on market

Built 1992

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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 +26.7/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great income-producing property with tenant already in place at $900 per month! This well-maintained 3-bedroom, 2-bath mobile home features a spacious kitchen, a generously sized primary suite, and plenty of comfortable living space. A fantastic opportunity for investors looking for immediate rental income!

Key facts

• Built 1992
• Listed 40 days

Property features AI

Finance

• Financial info: Financing options: VA, FHA, Conventional, or Cash

Exterior

• Utilities: Public sewer; Public water; Municipal electric (Entergy); Natural gas
• Home design: Mobile home
• Construction: Composition roof; Piers foundation
• Exterior features: Masonite exterior; Level lot; Paved road access; Lot approximately 100' x 120'; Located inside city limits

Interior

• Kitchen: Electric range; Kitchen ~23' x 13'
• Bedrooms: Master bedroom ~12' x 13.5'; Bedroom 2 ~12' x 13.5'; Bedroom 3 ~12' x 10'
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Laminate floors; Living room ~21' x 12'; Utility room ~5' x 6'
• Laundry & utility: Utility room (5' x 6')

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 2.7% in Flippin — 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 63/100 on livability (#197 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D, crime F, amenities F.
• Flippin School District (rural): math 34% / reading 30% proficiency, ranked #143 of 238 in AR (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 116 active listings in the ZIP; 237 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Marion County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 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 $17k; list at $99k implies a 482% gain — meaningful room to come down on a strong offer.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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: 1.08% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.59%
• DSCR: 1.52
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.9%
• Equity multiple: 1.03×
• Total profit: $962
• Equity at exit: $14,761

10-year hold

• IRR: 10.5%
• Equity multiple: 1.82×
• Total profit: $22,601
• Equity at exit: $8,560

Cash invested: $27,720 (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 72634

• Home prices YoY: -8.5%
• Active inventory: 116
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,073 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$20 /mo · $238/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $268

Break-even live

Break-even rent $734

Max offer price $99,000

Occupancy floor 70%

Sensitivity live

Price	-10% $324	-5% $296	+0% $268	+5% $240	+10% $212
Rent	-10% $183	-5% $225	+0% $268	+5% $310	+10% $353
Rate	-1.0pp $318	-0.5pp $293	base $268	+0.5pp $242	+1.0pp $216

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $99,000 Active 41 DOM
2. 2026-06-18
   days on market $99,000 Active 40 DOM
3. 2026-06-17
   days on market $99,000 Active 39 DOM
4. 2026-06-16
   days on market $99,000 Active 38 DOM
5. 2026-06-15
   days on market $99,000 Active 37 DOM
6. 2026-06-14
   days on market $99,000 Active 35 DOM
7. 2026-06-12
   days on market $99,000 Active 34 DOM
8. 2026-06-09
   days on market $99,000 Active 31 DOM
9. 2026-06-08
   days on market $99,000 Active 30 DOM
10. 2026-06-07
    days on market $99,000 Active 29 DOM
11. 2026-06-05
    days on market $99,000 Active 26 DOM
12. 2026-06-03
    days on market $99,000 Active 25 DOM
13. 2026-06-02
    days on market $99,000 Active 24 DOM
14. 2026-06-01
    days on market $99,000 Active 23 DOM
15. 2026-05-31
    days on market $99,000 Active 22 DOM
16. 2026-05-30
    days on market $99,000 Active 21 DOM
17. 2026-05-07
    listed $99,000 New Listing 308-char remark

    Show marketing remark (308 chars)

    Great income-producing property with tenant already in place at $900 per month! This well-maintained 3-bedroom, 2-bath mobile home features a spacious kitchen, a generously sized primary suite, and plenty of comfortable living space. A fantastic opportunity for investors looking for immediate rental income!

18. 2026-05-07
    listed $99,000 Active 308-char remark

    Show marketing remark (308 chars)

    Great income-producing property with tenant already in place at $900 per month! This well-maintained 3-bedroom, 2-bath mobile home features a spacious kitchen, a generously sized primary suite, and plenty of comfortable living space. A fantastic opportunity for investors looking for immediate rental income!

19. 1999-12-03
    soldstatus $17,000

ⓘ 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: $238 · $20/mo
• Projected year-2 tax: $634 · $53/mo
• Expected delta: +$396/yr (+$33/mo · 166.8%)

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

Taxation est. · year 1

• Rental income: $12,880
• − Mortgage interest: −$5,546
• − Property taxes: −$238
• − Insurance: −$495
• − Repairs & maintenance: −$1,030
• − Management: −$1,030
• − Depreciation: −$2,880
• Taxable income: $1,661
• Est. tax owed @ 24.0%: −$399
• After-tax cash flow: $2,814/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: Flippin School District
• NCES district ID: 0506150
• Math proficiency: 34% ▼ -13.00%
• Reading proficiency: 30% ▼ -12.00%
• Median HH income: $35,855
• Composite: 26.54/100
• National rank: #7194
• State rank: #143 of 238 in AR

Livability — Flippin

• Score: 63/100
• State rank: #197
• US rank: #15563

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Flippin, AR
• Population (ZIP): 4,755

Population outlook (Marion County) Hauer SSP2

• Today (2025): 14,979 people
• By 2030: 14,153 · -5.5%
• By 2040: 12,546 · -16.2%
• By 2050: 11,386 · -24.0%
• By 2075: 9,663 · -35.5%
• By 2100: 8,248 · -44.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 5% Romanian 3% Iranian 3%
• Foreign-born: 2%
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+60.2) · D 19.1% · R 79.3% · Other 1.5%
• 2008→2024 swing: -30.3pp toward R · 2008: -29.9pp · 2024: -60.2pp
• All cycles: 2024: R+60.2 2020: R+56.7 2016: R+55.1 2012: R+39.1 2008: R+29.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.94%
• Current HPI: 182.4931
• 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

+482.4% since first listed

3 events — show timeline

• 2026-05-07 Listed $99,000 MHMLS
• 2026-05-07 Listed $99,000 CARMLS
• 1999-12-03 Sold (Public Records) $17,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $238 · +0.0% YoY. Source: county tax records.