2904 W Highway 84 · Pearcy, AR 71929

$95,000

2 bd · 2.0 ba · 912 sqft · Manufactured · 8 Days on market

Built 1994 Good condition 0.76 ac lot

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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 +15.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Schools +4.4/10.0
• 1% rule +4.2/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks MLS

Cute little two bedroom mobile home sitting on . 76 acres in downtown Point Cedar, AR. Easy access to Hot Springs. Move in ready. Canopy roof and detached metal carport. All appliances convey. Commercial possibilities. Lake DeGray Shouse Ford landing is just minutes away.

Key facts

• 0.76 acre lot
• Built 1994
• Listed 7 days

Tags

• DETACHED METAL CARPORT
• COMMERCIAL POSSIBILITIES
• EASY ACCESS TO HOT SPRINGS

Property features AI

Finance

• Other: Approximately 0.76 acre lot (survey); Square footage per tax records: 912
• Financial info: Cash or in-house financing possible

Exterior

• Parking: Carport
• Utilities: Public water; Septic; Electric via cooperative; Fiber internet available
• Home design: Single-wide mobile home; Mobile home / other (see remarks)
• Construction: Metal/vinyl siding; Crawl space foundation; Other roof (see remarks)
• Exterior features: Porch; Under pinning; Paved road access; Level, cleared lot; Not in a subdivision

Interior

• Kitchen: Free-standing stove; Refrigerator stays
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Washer connection; washer stays; Dryer connection (electric); dryer stays; Electric water heater; Vinyl flooring; Central electric heating; Central electric cooling
• Laundry & utility: Washer and dryer connections; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $36 ($436/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $88k (7.7% below list).
• Recommended offer: $88k (7.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 2.9% in Pearcy — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Bismarck School District (rural): math 51% / reading 53% proficiency, ranked #14 of 238 in AR (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Bismarck Elementary School (math 57% / reading 47%, grade C-, #77 of 454 statewide, top 19%, 391 students, 65% FRL); Bismarck High School (math 42% / reading 52%, grade D-, #19 of 292 statewide, top 7%, 308 students, 62% FRL).
• Market conditions: 40 active listings in the ZIP; 4 units permitted in Hot Spring County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($657 loan paydown + $10k appreciation (10.0% local appreciation)).
• Hot Spring County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $87,700 (7.7% 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: 0.92% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.64%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 25.5%
• Equity multiple: 3.03×
• Total profit: $54,065
• Equity at exit: $85,584

10-year hold

• IRR: 22.4%
• Equity multiple: 6.92×
• Total profit: $157,421
• Equity at exit: $184,564

Cash invested: $26,600 (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 71929

• Home prices YoY: 7.4%
• Active inventory: 40
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $877 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $36

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 91%

Sensitivity live

Price	-10% $102	-5% $69	+0% $36	+5% $3	+10% $-29
Rent	-10% $-33	-5% $2	+0% $36	+5% $71	+10% $106
Rate	-1.0pp $84	-0.5pp $60	base $36	+0.5pp $12	+1.0pp $-13

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $95,000 Active 8 DOM
2. 2026-06-18
   statusdays on market $95,000 Active 7 DOM
3. 2026-06-17
   days on market $95,000 New Listing 6 DOM
4. 2026-06-16
   days on market $95,000 New Listing 5 DOM
5. 2026-06-15
   days on market $95,000 New Listing 4 DOM
6. 2026-06-14
   days on market $95,000 New Listing 2 DOM
7. 2026-06-13
   remarks 272-char remark
8. 2026-06-13
   listed $95,000 New Listing 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $10,524
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$842
• − Management: −$842
• − Depreciation: −$2,764
• Taxable loss: −$1,145
• Est. tax savings @ 24.0%: +$275
• After-tax cash flow: $710/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This move-in ready mobile home is in good condition with modern updates and a good location. Minor improvements could further enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace window treatments — Modernizes look and improves energy efficiency
• Both Landscaping improvements — Enhances curb appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace window treatments — Modernizes look and improves energy efficiency ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Bismarck School District
• NCES district ID: 0503240
• Math proficiency: 51% ▼ -23.00%
• Reading proficiency: 53% ▼ -14.00%
• Median HH income: $42,486
• Composite: 43.73/100
• National rank: #2948
• State rank: #14 of 238 in AR

Livability — Pearcy

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 4,673

Population outlook (Hot Spring County) Hauer SSP2

• Today (2025): 34,464 people
• By 2030: 34,659 · +0.6%
• By 2040: 34,486 · +0.1%
• By 2050: 33,419 · -3.0%
• By 2075: 28,702 · -16.7%
• By 2100: 21,415 · -37.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Lithuanian 5% Italian 4% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Hot Spring

• 2024 margin: Solid R (+52.2) · D 22.9% · R 75.1% · Other 1.9%
• 2008→2024 swing: -27.7pp toward R · 2008: -24.4pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+48.7 2016: R+42.5 2012: R+29.0 2008: R+24.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.01%
• Current HPI: 305.8998
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-12 Listed $95,000 HSBOR
• 2026-06-12 Listed $95,000 CARMLS