5377 N Hwy 27 · Story, AR 71970

$80,000

3 bd · 2.0 ba · 1,594 sqft · Manufactured · 56 Days on market

Built 1997 Fair condition 1.00 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Nestled in the beautiful Ouachita Mountains of Story, Arkansas, this one-acre property offers a peaceful setting just under 20 minutes from the beautiful waters of Lake Ouachita. The land includes a working well, septic system, storage building, front covered porch, and open back deck. Conveying with the property is a 1,594 sq. ft. single-wide mobile home offering 3 bedrooms, 2 baths, and a fixer-upper opportunity ready for your personal touch. Your ideal mountain retreat awaits!

Key facts

• Front covered porch
• One-acre property
• Working well

Tags

• ONE-ACRE PROPERTY
• WORKING WELL
• SEPTIC SYSTEM
• STORAGE BUILDING
• FRONT COVERED PORCH
• OPEN BACK DECK

Property features AI

Finance

• Other: Approximately 1 acre parcel (approx. dimensions 387' x 171'); Approximate living area reported as 1,594

Exterior

• Parking: Detached carport
• Utilities: Private well; Septic system; Electric service (Entergy / municipal)
• Home design: Other exterior (see remarks); Crawl space foundation
• Construction: Metal roof
• Exterior features: Rural property setting; Dirt road access

Interior

• Kitchen: Electric range
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Laminate flooring; Deck; Porch

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Mount Ida School District (rural): math 33% / reading 45% proficiency, ranked #79 of 238 in AR (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mount Ida Elementary School (math 37% / reading 47%, grade F, #173 of 454 statewide, top 43%, 235 students, 73% FRL); Mount Ida High School (math 27% / reading 42%, grade F, #92 of 292 statewide, top 37%, 212 students, 54% FRL).
• Market conditions: 17 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($553 loan paydown + $2k appreciation (3.0% local appreciation)).
• Montgomery County population projected at -37% 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($78k) 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.38% ✓
• Cap rate: 11.07%
• Cash-on-cash: 17.06%
• DSCR: 1.76
• GRM: 6.0

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: 23.5%
• Equity multiple: 2.34×
• Total profit: $29,940
• Equity at exit: $35,971

10-year hold

• IRR: 24.4%
• Equity multiple: 4.49×
• Total profit: $78,189
• Equity at exit: $55,436

Cash invested: $22,400 (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 71970

• Active inventory: 17
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,103 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $319

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 66%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $80,000 Active 56 DOM
2. 2026-06-18
   days on market $80,000 Active 55 DOM
3. 2026-06-17
   days on market $80,000 Active 54 DOM
4. 2026-06-16
   days on market $80,000 Active 53 DOM
5. 2026-06-15
   days on market $80,000 Active 52 DOM
6. 2026-06-14
   days on market $80,000 Active 50 DOM
7. 2026-06-12
   days on market $80,000 Active 49 DOM
8. 2026-06-09
   days on market $80,000 Active 46 DOM
9. 2026-06-08
   days on market $80,000 Active 45 DOM
10. 2026-06-07
    days on market $80,000 Active 44 DOM
11. 2026-06-07
    days on market $80,000 Active 43 DOM
12. 2026-06-04
    days on market $80,000 Active 40 DOM
13. 2026-06-02
    days on market $80,000 Active 39 DOM
14. 2026-06-01
    days on market $80,000 Active 38 DOM
15. 2026-05-31
    days on market $80,000 Active 37 DOM
16. 2026-05-31
    days on market $80,000 Active 36 DOM
17. 2026-04-25
    listed $80,000 Active 484-char remark

    Show marketing remark (484 chars)

    Nestled in the beautiful Ouachita Mountains of Story, Arkansas, this one-acre property offers a peaceful setting just under 20 minutes from the beautiful waters of Lake Ouachita. The land includes a working well, septic system, storage building, front covered porch, and open back deck. Conveying with the property is a 1,594 sq. ft. single-wide mobile home offering 3 bedrooms, 2 baths, and a fixer-upper opportunity ready for your personal touch. Your ideal mountain retreat awaits!

18. 2026-04-24
    listed $80,000 New Listing 619-char remark

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $13,236
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,059
• − Management: −$1,059
• − Depreciation: −$2,327
• Taxable income: $2,710
• Est. tax owed @ 24.0%: −$650
• After-tax cash flow: $3,172/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 · 6 photos

Fair 45/100 Moderate rehab

This fixer-upper mobile home requires significant repairs and maintenance, including a new roof, siding replacement, and flooring. However, with proper renovations, it has the potential to become a valuable property.

Repairs flagged

• Major roof — Significant wear and tear observed.
• Major siding — Weathered and deteriorating condition.
• Major flooring — Worn and may need replacement.
• Major landscaping — Overgrown and requires trimming and maintenance.

Value-add opportunities

• Resale New roof — A new roof would significantly improve the home's curb appeal and value.
• Resale Siding replacement — Replacing the weathered siding would enhance the home's appearance and increase its value.
• Resale Flooring replacement — New flooring would improve the home's overall condition and appeal.
• Both Landscaping maintenance — A well-maintained landscape would improve the home's curb appeal and rental value.
• Both HVAC system upgrade — Upgrading the HVAC system would improve comfort and energy efficiency, enhancing both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant wear and tear observed.	Major	$15,000–50,000
siding · Weathered and deteriorating condition.	Major	$15,000–50,000
flooring · Worn and may need replacement.	Major	$15,000–50,000
landscaping · Overgrown and requires trimming and maintenance.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale New roof — A new roof would significantly improve the home's curb appeal and value. ↑
• Resale Siding replacement — Replacing the weathered siding would enhance the home's appearance and increase its value. ↑
• Resale Flooring replacement — New flooring would improve the home's overall condition and appeal. ↑
• Both Landscaping maintenance — A well-maintained landscape would improve the home's curb appeal and rental value. ↑
• Both HVAC system upgrade — Upgrading the HVAC system would improve comfort and energy efficiency, enhancing both resale and rental 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: Mount Ida School District
• NCES district ID: 0509990
• Math proficiency: 33% ▼ -13.00%
• Reading proficiency: 45% ▼ -2.00%
• Median HH income: $38,629
• Composite: 32.53/100
• National rank: #5698
• State rank: #79 of 238 in AR

Livability — Story

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

Census & demographics

• Population (ZIP): 665

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 7,889 people
• By 2030: 7,283 · -7.7%
• By 2040: 6,086 · -22.9%
• By 2050: 5,005 · -36.6%
• By 2075: 3,310 · -58.0%
• By 2100: 2,271 · -71.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Native American 10% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Serbian 8% Lithuanian 2% Slovak 2%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+63.2) · D 17.4% · R 80.6% · Other 2.0%
• 2008→2024 swing: -28.0pp toward R · 2008: -35.1pp · 2024: -63.2pp
• All cycles: 2024: R+63.2 2020: R+59.8 2016: R+53.4 2012: R+42.6 2008: R+35.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

• 2026-04-25 Listed $80,000 HSBOR
• 2026-04-24 Listed $80,000 CARMLS