2102 Lake Shore Ln · Huntington, AR 72944

$239,900

4 bd · 2.0 ba · 1,848 sqft · Manufactured · 95 Days on market

Built 2018 5.73 ac lot $130/sqft · 16% below area Est $285k · 16% 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 +14.7/15.0
• Appreciation +8.1/10.0
• Cash flow +4.3/30.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0

Listing remarks MLS

5.73 acres, mountain views, and private Pine Lake access just minutes from Mansfield. Built in 2018, this 4 bedroom, 2 bathroom home offers peaceful country living with space to spread out while still being close to town. Inside you’ll find an open living, kitchen, and dining layout with abundant natural light. The home is all electric with central heat and air and includes a brand new tankless water heater installed in 2026. The primary bathroom features an oversized 72 inch soaking tub, while the second bathroom includes a double vanity providing additional space and convenience. Residents enjoy shared access to Pine Lake within walking distance. This private lake is available to residents only and is stocked with bass, catfish, and other species, making it a great place for fishing and relaxing outdoors. The property offers a blend of open yard and surrounding trees with plenty of room for animals, gardening, or future improvements while maintaining privacy and quiet rural surroundings. A rare opportunity to enjoy acreage, scenic views, and private lake access in a quiet Mansfield setting.

Key facts

• Double vanity
• Room for animals
• 5.73 acre lot

Tags

• PRIVATE PINE LAKE ACCESS
• TANKLESS WATER HEATER
• OVERSIZED SOAKING TUB
• DOUBLE VANITY
• SHARED ACCESS TO PINE LAKE
• ROOM FOR ANIMALS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $240k.

Deal economics

• At list price, monthly cash flow is $-634 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (38.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (46.0% below list).
• Recommended offer: $130k (46.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#358 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing B+; Watch: schools F, crime F, amenities F.
• Mansfield School District (rural): math 37% / reading 34% proficiency, ranked #110 of 238 in AR (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 active listings in the ZIP; 388 units permitted in Sebastian County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($2k loan paydown + $15k appreciation (6.1% local appreciation)).
• Sebastian County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $46k; list at $240k implies a 422% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,555 (46.0% 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 95 days. Have you received any prior offers? Is the seller open to a 46% 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.54% ✗
• Cap rate: 3.12%
• Cash-on-cash: -11.33%
• DSCR: 0.50
• GRM: 15.4

CMA / ARV

• ARV (median comp): $285,415
• List price: $239,900
• Delta: -15.95%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

6.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.6%
• Equity multiple: 1.45×
• Total profit: $30,537
• Equity at exit: $152,576

10-year hold

• IRR: 8.6%
• Equity multiple: 2.80×
• Total profit: $121,065
• Equity at exit: $278,224

Cash invested: $67,172 (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 72944

• Home prices YoY: 2.3%
• Active inventory: 26
• Price-to-rent: 15.4×

Monthly cashflow live

• Estimated rent: $1,296 medium
• Mortgage (P&I): −$1,258
• Tax est. 1.5%: −$300 /mo · $3,598/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $-634

Break-even live

Break-even rent $2,099

Max offer price $148,100

Occupancy floor —

Sensitivity live

Price	-10% $-469	-5% $-552	+0% $-634	+5% $-717	+10% $-800
Rent	-10% $-737	-5% $-686	+0% $-634	+5% $-583	+10% $-532
Rate	-1.0pp $-514	-0.5pp $-573	base $-634	+0.5pp $-697	+1.0pp $-760

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $239,900 Active 95 DOM
2. 2026-06-18
   days on market $239,900 Active 94 DOM
3. 2026-06-17
   days on market $239,900 Active 93 DOM
4. 2026-06-16
   days on market $239,900 Active 92 DOM
5. 2026-06-15
   days on market $239,900 Active 91 DOM
6. 2026-06-14
   days on market $239,900 Active 89 DOM
7. 2026-06-12
   days on market $239,900 Active 88 DOM
8. 2026-06-09
   days on market $239,900 Active 85 DOM
9. 2026-06-08
   days on market $239,900 Active 84 DOM
10. 2026-06-07
    days on market $239,900 Active 83 DOM
11. 2026-06-07
    days on market $239,900 Active 82 DOM
12. 2026-06-04
    days on market $239,900 Active 79 DOM
13. 2026-06-02
    days on market $239,900 Active 78 DOM
14. 2026-06-01
    days on market $239,900 Active 77 DOM
15. 2026-05-31
    days on market $239,900 Active 76 DOM
16. 2026-05-31
    days on market $239,900 Active 75 DOM
17. 2026-04-13
    price $239,900 1116-char remark

    Show marketing remark (1013 chars)

    5.73 acres, mountain views, and private Pine Lake access just minutes from Mansfield. Built in 2018, this 4 bedroom, 2 bathroom home offers peaceful country living with space to spread out while still being close to town. Inside you’ll find an open living, kitchen, and dining layout with abundant natural light. The home is all electric with central heat and air and includes a brand new tankless water heater installed in 2026. The primary bathroom features an oversized 72 inch soaking tub, while the second bathroom includes a double vanity providing additional space and convenience. Residents enjoy shared access to Pine Lake within walking distance. This private lake is available to residents only and is stocked with bass, catfish, and other species, making it a great place for fishing and relaxing outdoors. The property offers a blend of open yard and surrounding trees with plenty of room for animals, gardening, or future improvements while maintaining privacy and quiet rural surroundings.

18. 2026-04-13
    price $239,900 1013-char remark

    Show marketing remark (1013 chars)

    5.73 acres, mountain views, and private Pine Lake access just minutes from Mansfield. Built in 2018, this 4 bedroom, 2 bathroom home offers peaceful country living with space to spread out while still being close to town. Inside you’ll find an open living, kitchen, and dining layout with abundant natural light. The home is all electric with central heat and air and includes a brand new tankless water heater installed in 2026. The primary bathroom features an oversized 72 inch soaking tub, while the second bathroom includes a double vanity providing additional space and convenience. Residents enjoy shared access to Pine Lake within walking distance. This private lake is available to residents only and is stocked with bass, catfish, and other species, making it a great place for fishing and relaxing outdoors. The property offers a blend of open yard and surrounding trees with plenty of room for animals, gardening, or future improvements while maintaining privacy and quiet rural surroundings.

19. 2026-03-15
    listed $249,900 New Listing 1116-char remark

    Show marketing remark (1013 chars)

    5.73 acres, mountain views, and private Pine Lake access just minutes from Mansfield. Built in 2018, this 4 bedroom, 2 bathroom home offers peaceful country living with space to spread out while still being close to town. Inside you’ll find an open living, kitchen, and dining layout with abundant natural light. The home is all electric with central heat and air and includes a brand new tankless water heater installed in 2026. The primary bathroom features an oversized 72 inch soaking tub, while the second bathroom includes a double vanity providing additional space and convenience. Residents enjoy shared access to Pine Lake within walking distance. This private lake is available to residents only and is stocked with bass, catfish, and other species, making it a great place for fishing and relaxing outdoors. The property offers a blend of open yard and surrounding trees with plenty of room for animals, gardening, or future improvements while maintaining privacy and quiet rural surroundings.

20. 2026-03-15
    listed $249,900 Active 1013-char remark

    Show marketing remark (1013 chars)

    5.73 acres, mountain views, and private Pine Lake access just minutes from Mansfield. Built in 2018, this 4 bedroom, 2 bathroom home offers peaceful country living with space to spread out while still being close to town. Inside you’ll find an open living, kitchen, and dining layout with abundant natural light. The home is all electric with central heat and air and includes a brand new tankless water heater installed in 2026. The primary bathroom features an oversized 72 inch soaking tub, while the second bathroom includes a double vanity providing additional space and convenience. Residents enjoy shared access to Pine Lake within walking distance. This private lake is available to residents only and is stocked with bass, catfish, and other species, making it a great place for fishing and relaxing outdoors. The property offers a blend of open yard and surrounding trees with plenty of room for animals, gardening, or future improvements while maintaining privacy and quiet rural surroundings.

21. 2024-06-27
    price $244,900
22. 2024-05-30
    listed $249,900 Active
23. 2014-10-31
    soldstatus $46,000
24. 2014-10-31
    soldstatus $46,000
25. 2014-03-07
    listed $46,500
26. 2009-07-23
    soldstatus $48,000
27. 2006-08-16
    soldstatus $43,000
28. 2001-12-21
    soldstatus $16,000

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,547
• − Mortgage interest: −$13,438
• − Property taxes: −$3,598
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$6,979
• Taxable loss: −$12,156
• Est. tax savings @ 24.0%: +$2,917
• After-tax cash flow: $-4,696/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: Mansfield School District
• NCES district ID: 0509330
• Math proficiency: 37% ▼ -8.00%
• Reading proficiency: 34% ▼ -8.00%
• Median HH income: $46,056
• Composite: 30.41/100
• National rank: #6245
• State rank: #110 of 238 in AR

Livability — Huntington

• Score: 57/100
• State rank: #358
• US rank: #22053

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,669

Population outlook (Sebastian County) Hauer SSP2

• Today (2025): 133,992 people
• By 2030: 136,620 · +2.0%
• By 2040: 140,832 · +5.1%
• By 2050: 143,301 · +6.9%
• By 2075: 147,964 · +10.4%
• By 2100: 145,848 · +8.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 7% Hispanic / Latino 4% Black 1% Native American 1%
• Common ancestry: Slovak 1% Serbian 1% Iranian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Sebastian

• 2024 margin: Solid R (+37.5) · D 30.0% · R 67.6% · Other 2.4%
• 2008→2024 swing: -2.9pp toward R · 2008: -34.6pp · 2024: -37.5pp
• All cycles: 2024: R+37.5 2020: R+35.5 2016: R+38.1 2012: R+37.1 2008: R+34.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.12%
• Current HPI: 273.7329
• 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

+1399.4% since first listed

12 events — show timeline

• 2026-04-13 Price Changed $239,900 CARMLS
• 2026-04-13 Price Changed $239,900 NWARMLS
• 2026-03-15 Listed $249,900 NWARMLS
• 2026-03-15 Listed $249,900 CARMLS
• 2024-06-27 Price Changed $244,900 WRVBOR
• 2024-05-30 Listed $249,900 WRVBOR
• 2014-10-31 Sold (Public Records) $46,000 Public Records
• 2014-10-31 Sold (MLS) $46,000 WRVBOR
• 2014-03-07 Listed $46,500 WRVBOR
• 2009-07-23 Sold (Public Records) $48,000 Public Records
• 2006-08-16 Sold (Public Records) $43,000 Public Records
• 2001-12-21 Sold (Public Records) $16,000 Public Records

Property tax history

-26.7%/yr

Latest (2025): $9 · -91.9% YoY. Source: county tax records.