8736 Turney Dr · Omaha, AR 72662

$119,900

2 bd · 2.0 ba · 896 sqft · Manufactured public records · 2 Days on market

Built 2006 0.98 ac lot

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0

Listing remarks MLS

Welcome home to this well-maintained 2-bedroom, 2-bath mobile home situated on 0.98 acres in the peaceful community of Omaha. Offering the perfect blend of comfort and outdoor space, this property features a bonus room that can be used as a home office, playroom, guest space, or hobby room to fit your needs. Step outside and enjoy the fully fenced yard, ideal for pets, children, or simply enjoying your own private outdoor retreat. The property is beautifully landscaped, creating a welcoming setting with plenty of room to relax and entertain. A new storage shed provides additional space for tools, equipment, and outdoor storage. Whether you're looking for a full-time residence, downsizing, or seeking a peaceful country getaway, this property offers plenty of potential and room to enjoy the outdoors while remaining conveniently located near area amenities.

Key facts

• Bonus room
• New storage shed
• Fully fenced yard

Tags

• BONUS ROOM
• FULLY FENCED YARD
• BEAUTIFULLY LANDSCAPED
• NEW STORAGE SHED

Property features AI

Finance

• Other: Lot size approximately 0.98 acres
• HOA & community: Monthly association fees

Exterior

• Parking: Gravel driveway
• Utilities: Electricity available; Public water; Septic available; Septic tank
• Home design: Single-story; Skirt foundation
• Construction: Metal roof; Vinyl siding; Built with skirt foundation
• Exterior features: Covered porch; Gravel driveway; Storage structure; Partial fencing; Landscaped yard; Level lot; Outside city limits; Highway frontage; Dirt road

Interior

• Kitchen: Dishwasher; Propane oven; Propane range; Refrigerator; Electric water heater
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s); Eat-in kitchen; Walk-in closet(s); Window treatments; Blinds

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $-159 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $97k (19.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (29.3% below list).
• Recommended offer: $85k (29.3% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 2.2% in Omaha — 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 59/100 on livability (#277 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D, crime F.
• Omaha School District (rural): math 34% / reading 39% proficiency, ranked #108 of 238 in AR (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 81 active listings in the ZIP; 92 units permitted in Boone County in 2024 (72 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($829 loan paydown + $12k appreciation (10.0% local appreciation)).
• Boone County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y 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 $65k; list at $120k implies a 84% gain — meaningful room to come down on a strong offer.

Recommended offer $84,810 (29.3% 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. 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. 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?
6. 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.
7. 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.
8. 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: 0.71% ✗
• Cap rate: 4.71%
• Cash-on-cash: -5.67%
• DSCR: 0.75
• GRM: 11.8

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: 20.3%
• Equity multiple: 2.64×
• Total profit: $55,212
• Equity at exit: $108,015

10-year hold

• IRR: 18.5%
• Equity multiple: 6.08×
• Total profit: $170,559
• Equity at exit: $232,939

Cash invested: $33,572 (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 72662

• Home prices YoY: 15.1%
• Active inventory: 81
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $848 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $-159

Break-even live

Break-even rent $1,049

Max offer price $96,950

Occupancy floor —

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-04
   statusdays on marketlisting id $119,900 Pending 2 DOM
2. 2026-06-01
   remarks 699-char remark

   Show marketing remark (866 chars)

   Welcome home to this well-maintained 2-bedroom, 2-bath mobile home situated on 0.98 acres in the peaceful community of Omaha. Offering the perfect blend of comfort and outdoor space, this property features a bonus room that can be used as a home office, playroom, guest space, or hobby room to fit your needs. Step outside and enjoy the fully fenced yard, ideal for pets, children, or simply enjoying your own private outdoor retreat. The property is beautifully landscaped, creating a welcoming setting with plenty of room to relax and entertain. A new storage shed provides additional space for tools, equipment, and outdoor storage. Whether you're looking for a full-time residence, downsizing, or seeking a peaceful country getaway, this property offers plenty of potential and room to enjoy the outdoors while remaining conveniently located near area amenities.

3. 2026-06-01
   listed $119,900 Active 1 DOM

   Show marketing remark (866 chars)

   Welcome home to this well-maintained 2-bedroom, 2-bath mobile home situated on 0.98 acres in the peaceful community of Omaha. Offering the perfect blend of comfort and outdoor space, this property features a bonus room that can be used as a home office, playroom, guest space, or hobby room to fit your needs. Step outside and enjoy the fully fenced yard, ideal for pets, children, or simply enjoying your own private outdoor retreat. The property is beautifully landscaped, creating a welcoming setting with plenty of room to relax and entertain. A new storage shed provides additional space for tools, equipment, and outdoor storage. Whether you're looking for a full-time residence, downsizing, or seeking a peaceful country getaway, this property offers plenty of potential and room to enjoy the outdoors while remaining conveniently located near area amenities.

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $10,177
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$814
• − Management: −$814
• − Depreciation: −$3,488
• Taxable loss: −$4,053
• Est. tax savings @ 24.0%: +$973
• After-tax cash flow: $-930/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: Omaha School District
• NCES district ID: 0510920
• Math proficiency: 34% ▼ -13.00%
• Reading proficiency: 39% ▼ -13.00%
• Median HH income: $39,672
• Composite: 30.59/100
• National rank: #6198
• State rank: #108 of 238 in AR

Livability — Omaha

• Score: 59/100
• State rank: #277
• US rank: #19624

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Omaha, AR
• Population (ZIP): 2,935

Population outlook (Boone County) Hauer SSP2

• Today (2025): 37,238 people
• By 2030: 36,808 · -1.2%
• By 2040: 35,597 · -4.4%
• By 2050: 34,197 · -8.2%
• By 2075: 30,503 · -18.1%
• By 2100: 25,797 · -30.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Slovak 7% Lithuanian 4% Serbian 3%

Political lean MEDSL · Boone

• 2024 margin: Solid R (+65.0) · D 16.7% · R 81.6% · Other 1.7%
• 2008→2024 swing: -25.3pp toward R · 2008: -39.7pp · 2024: -65.0pp
• All cycles: 2024: R+65.0 2020: R+61.9 2016: R+58.5 2012: R+48.0 2008: R+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 39.20%
• Current HPI: 298.4054
• 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

+71.5% since first listed

8 events — show timeline

• 2026-06-01 Listed $119,900 SOMO
• 2026-06-01 Listed $119,900 NWARMLS
• 2026-04-27 Sold (Public Records) $65,000 Public Records
• 2021-05-26 Sold (Public Records) $69,000 Public Records
• 2021-05-26 Sold (MLS) $69,000 NWARMLS
• 2021-05-26 Sold (MLS) — SOMO
• 2021-04-14 Listed $69,900 NWARMLS
• 2021-04-14 Listed $69,900 SOMO

Property tax history

-69.3%/yr

Latest (2019): $18 · +0.0% YoY. Source: county tax records.