426 Polk Road 117 · Mena, AR 71953

$126,000

2 bd · 1.0 ba · 896 sqft · Manufactured public records · 88 Days on market

Built 2002 2.97 ac lot $141/sqft · 48% above area Est $85k · 48% over

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Why this score? — see what drove the F 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 +7.4/30.0
• Appreciation +4.4/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.6/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Just minutes from town and with gorgeous views of Rich Mountain, this well kept, move in ready 2bed/2bath mobile sits on 2.97 beautiful acres! Features include brand new appliances, new flooring, a washer & dryer, an accessible bath tub, a brand new wooden stairway entrance, a back deck, security cameras, and more! Step outside and you will be blown away by the impressive concrete shop with electric doors, running water and a bathroom! With retro charm and modern updates, this property would make an excellent primary residence or short term rental!

Key facts

• 2.97 acre lot
• Built 2002
• Listed 87 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $126k.

Deal economics

• At list price, monthly cash flow is $-161 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $103k (18.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $90k (28.7% below list).
• Recommended offer: $90k (28.7% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.0% in Mena — 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 65/100 on livability (#142 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, amenities F, commute F.
• Ouachita River School District (rural): math 30% / reading 35% proficiency, ranked #140 of 238 in AR (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Acorn Elementary School (math 42% / reading 32%, grade F, #229 of 454 statewide, top 54%, 342 students, 74% FRL); Acorn High School (math 27% / reading 42%, grade F, #92 of 292 statewide, top 37%, 293 students, 62% FRL).
• Market conditions: 207 active listings in the ZIP; 4 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $871 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Polk County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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.

Risks & watch-outs

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

Recommended offer $89,874 (28.7% 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 88 days. Have you received any prior offers? Is the seller open to a 29% 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 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?
6. Crime grade is D 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: 0.71% ✗
• Cap rate: 4.76%
• Cash-on-cash: -5.47%
• DSCR: 0.76
• GRM: 11.7

CMA / ARV

• ARV (median comp): $85,000
• List price: $126,000
• Delta: 48.24%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-1.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.41×
• Total profit: $-20,761
• Equity at exit: $29,299

10-year hold

• IRR: -7.1%
• Equity multiple: 0.38×
• Total profit: $-22,016
• Equity at exit: $29,825

Cash invested: $35,280 (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 71953

• Home prices YoY: -0.4%
• Active inventory: 207
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $899 medium
• Mortgage (P&I): −$661
• Tax est. 1.5%: −$158 /mo · $1,890/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $-161

Break-even live

Break-even rent $1,102

Max offer price $102,739

Occupancy floor —

Sensitivity live

Price	-10% $-74	-5% $-117	+0% $-161	+5% $-204	+10% $-248
Rent	-10% $-232	-5% $-196	+0% $-161	+5% $-125	+10% $-90
Rate	-1.0pp $-97	-0.5pp $-129	base $-161	+0.5pp $-193	+1.0pp $-227

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: $31,500
• Closing costs: $3,780
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-22
   days on market $126,000 Active 88 DOM
2. 2026-06-21
   days on market $126,000 Active 87 DOM
3. 2026-06-19
   days on market $126,000 Active 85 DOM
4. 2026-06-18
   days on market $126,000 Active 84 DOM
5. 2026-06-17
   days on market $126,000 Active 83 DOM
6. 2026-06-16
   days on market $126,000 Active 82 DOM
7. 2026-06-15
   days on market $126,000 Active 81 DOM
8. 2026-06-14
   days on market $126,000 Active 79 DOM
9. 2026-06-12
   days on market $126,000 Active 78 DOM
10. 2026-06-09
    days on market $126,000 Active 75 DOM
11. 2026-06-08
    days on market $126,000 Active 74 DOM
12. 2026-06-07
    days on market $126,000 Active 73 DOM
13. 2026-06-05
    days on market $126,000 Active 71 DOM
14. 2026-06-04
    days on market $126,000 Active 69 DOM
15. 2026-06-02
    days on market $126,000 Active 68 DOM
16. 2026-06-01
    days on market $126,000 Active 67 DOM
17. 2026-05-31
    days on market $126,000 Active 66 DOM
18. 2026-05-31
    days on market $126,000 Active 65 DOM
19. 2026-04-01
    price $129,000 563-char remark

    Show marketing remark (563 chars)

    Just minutes from town and with gorgeous views of Rich Mountain, this well kept, move in ready 2bed/2bath mobile sits on 2.97 beautiful acres! Features include brand new appliances, new flooring, a washer & dryer, an accessible bath tub, a brand new wooden stairway entrance, a back deck, security cameras, and more! Step outside and you will be blown away by the impressive concrete shop with electric doors, running water and a bathroom! With retro charm and modern updates, this property would make an excellent primary residence or short term rental!

20. 2026-03-26
    listed $125,000 New Listing 563-char remark

    Show marketing remark (563 chars)

    Just minutes from town and with gorgeous views of Rich Mountain, this well kept, move in ready 2bed/2bath mobile sits on 2.97 beautiful acres! Features include brand new appliances, new flooring, a washer & dryer, an accessible bath tub, a brand new wooden stairway entrance, a back deck, security cameras, and more! Step outside and you will be blown away by the impressive concrete shop with electric doors, running water and a bathroom! With retro charm and modern updates, this property would make an excellent primary residence or short term rental!

21. 2024-02-22
    status Under Contract 582-char remark

    Show marketing remark (582 chars)

    Want country living, but close to town? Here it is! 2 bedroom, 2 bath, fully electric mobile home with a nice porch and carport. A 24x30 shop with concrete slab, completely insulated, 220 electric and a full bath. The shop/garage is big enough to park two cars with room left over for storage and workspace. This thermal mass shop maintains comfortable temperature in all seasons, is tornado resistant, fully equipped with a complete bathroom and is perfect for comfort during power outages. 2.97 surveyed acres with no restrictions, fencing and a nice garden spot. Come look today!

22. 2024-02-22
    soldstatus $124,000 Sold 582-char remark

    Show marketing remark (582 chars)

    Want country living, but close to town? Here it is! 2 bedroom, 2 bath, fully electric mobile home with a nice porch and carport. A 24x30 shop with concrete slab, completely insulated, 220 electric and a full bath. The shop/garage is big enough to park two cars with room left over for storage and workspace. This thermal mass shop maintains comfortable temperature in all seasons, is tornado resistant, fully equipped with a complete bathroom and is perfect for comfort during power outages. 2.97 surveyed acres with no restrictions, fencing and a nice garden spot. Come look today!

23. 2024-02-22
    soldstatus $124,000

    Show marketing remark (582 chars)

    Want country living, but close to town? Here it is! 2 bedroom, 2 bath, fully electric mobile home with a nice porch and carport. A 24x30 shop with concrete slab, completely insulated, 220 electric and a full bath. The shop/garage is big enough to park two cars with room left over for storage and workspace. This thermal mass shop maintains comfortable temperature in all seasons, is tornado resistant, fully equipped with a complete bathroom and is perfect for comfort during power outages. 2.97 surveyed acres with no restrictions, fencing and a nice garden spot. Come look today!

24. 2024-01-26
    historical Take Backups 582-char remark

    Show marketing remark (582 chars)

    Want country living, but close to town? Here it is! 2 bedroom, 2 bath, fully electric mobile home with a nice porch and carport. A 24x30 shop with concrete slab, completely insulated, 220 electric and a full bath. The shop/garage is big enough to park two cars with room left over for storage and workspace. This thermal mass shop maintains comfortable temperature in all seasons, is tornado resistant, fully equipped with a complete bathroom and is perfect for comfort during power outages. 2.97 surveyed acres with no restrictions, fencing and a nice garden spot. Come look today!

25. 2024-01-03
    status Back on Market 582-char remark

    Show marketing remark (582 chars)

    Want country living, but close to town? Here it is! 2 bedroom, 2 bath, fully electric mobile home with a nice porch and carport. A 24x30 shop with concrete slab, completely insulated, 220 electric and a full bath. The shop/garage is big enough to park two cars with room left over for storage and workspace. This thermal mass shop maintains comfortable temperature in all seasons, is tornado resistant, fully equipped with a complete bathroom and is perfect for comfort during power outages. 2.97 surveyed acres with no restrictions, fencing and a nice garden spot. Come look today!

26. 2024-01-01
    historical 582-char remark

    Show marketing remark (582 chars)

    Want country living, but close to town? Here it is! 2 bedroom, 2 bath, fully electric mobile home with a nice porch and carport. A 24x30 shop with concrete slab, completely insulated, 220 electric and a full bath. The shop/garage is big enough to park two cars with room left over for storage and workspace. This thermal mass shop maintains comfortable temperature in all seasons, is tornado resistant, fully equipped with a complete bathroom and is perfect for comfort during power outages. 2.97 surveyed acres with no restrictions, fencing and a nice garden spot. Come look today!

27. 2023-11-16
    price $129,000 582-char remark

    Show marketing remark (582 chars)

    Want country living, but close to town? Here it is! 2 bedroom, 2 bath, fully electric mobile home with a nice porch and carport. A 24x30 shop with concrete slab, completely insulated, 220 electric and a full bath. The shop/garage is big enough to park two cars with room left over for storage and workspace. This thermal mass shop maintains comfortable temperature in all seasons, is tornado resistant, fully equipped with a complete bathroom and is perfect for comfort during power outages. 2.97 surveyed acres with no restrictions, fencing and a nice garden spot. Come look today!

28. 2023-08-01
    status Back on Market 582-char remark

    Show marketing remark (582 chars)

    Want country living, but close to town? Here it is! 2 bedroom, 2 bath, fully electric mobile home with a nice porch and carport. A 24x30 shop with concrete slab, completely insulated, 220 electric and a full bath. The shop/garage is big enough to park two cars with room left over for storage and workspace. This thermal mass shop maintains comfortable temperature in all seasons, is tornado resistant, fully equipped with a complete bathroom and is perfect for comfort during power outages. 2.97 surveyed acres with no restrictions, fencing and a nice garden spot. Come look today!

29. 2023-08-01
    historical 582-char remark

    Show marketing remark (582 chars)

    Want country living, but close to town? Here it is! 2 bedroom, 2 bath, fully electric mobile home with a nice porch and carport. A 24x30 shop with concrete slab, completely insulated, 220 electric and a full bath. The shop/garage is big enough to park two cars with room left over for storage and workspace. This thermal mass shop maintains comfortable temperature in all seasons, is tornado resistant, fully equipped with a complete bathroom and is perfect for comfort during power outages. 2.97 surveyed acres with no restrictions, fencing and a nice garden spot. Come look today!

30. 2023-04-21
    status Back on Market 582-char remark

    Show marketing remark (582 chars)

    Want country living, but close to town? Here it is! 2 bedroom, 2 bath, fully electric mobile home with a nice porch and carport. A 24x30 shop with concrete slab, completely insulated, 220 electric and a full bath. The shop/garage is big enough to park two cars with room left over for storage and workspace. This thermal mass shop maintains comfortable temperature in all seasons, is tornado resistant, fully equipped with a complete bathroom and is perfect for comfort during power outages. 2.97 surveyed acres with no restrictions, fencing and a nice garden spot. Come look today!

31. 2023-04-19
    historical Take Backups 582-char remark

    Show marketing remark (582 chars)

    Want country living, but close to town? Here it is! 2 bedroom, 2 bath, fully electric mobile home with a nice porch and carport. A 24x30 shop with concrete slab, completely insulated, 220 electric and a full bath. The shop/garage is big enough to park two cars with room left over for storage and workspace. This thermal mass shop maintains comfortable temperature in all seasons, is tornado resistant, fully equipped with a complete bathroom and is perfect for comfort during power outages. 2.97 surveyed acres with no restrictions, fencing and a nice garden spot. Come look today!

32. 2023-03-30
    price $137,000 582-char remark

    Show marketing remark (582 chars)

    Want country living, but close to town? Here it is! 2 bedroom, 2 bath, fully electric mobile home with a nice porch and carport. A 24x30 shop with concrete slab, completely insulated, 220 electric and a full bath. The shop/garage is big enough to park two cars with room left over for storage and workspace. This thermal mass shop maintains comfortable temperature in all seasons, is tornado resistant, fully equipped with a complete bathroom and is perfect for comfort during power outages. 2.97 surveyed acres with no restrictions, fencing and a nice garden spot. Come look today!

33. 2022-10-14
    price $139,000 582-char remark

    Show marketing remark (582 chars)

    Want country living, but close to town? Here it is! 2 bedroom, 2 bath, fully electric mobile home with a nice porch and carport. A 24x30 shop with concrete slab, completely insulated, 220 electric and a full bath. The shop/garage is big enough to park two cars with room left over for storage and workspace. This thermal mass shop maintains comfortable temperature in all seasons, is tornado resistant, fully equipped with a complete bathroom and is perfect for comfort during power outages. 2.97 surveyed acres with no restrictions, fencing and a nice garden spot. Come look today!

34. 2022-09-13
    price $144,000 582-char remark

    Show marketing remark (582 chars)

    Want country living, but close to town? Here it is! 2 bedroom, 2 bath, fully electric mobile home with a nice porch and carport. A 24x30 shop with concrete slab, completely insulated, 220 electric and a full bath. The shop/garage is big enough to park two cars with room left over for storage and workspace. This thermal mass shop maintains comfortable temperature in all seasons, is tornado resistant, fully equipped with a complete bathroom and is perfect for comfort during power outages. 2.97 surveyed acres with no restrictions, fencing and a nice garden spot. Come look today!

35. 2022-08-05
    status Back on Market 582-char remark

    Show marketing remark (582 chars)

    Want country living, but close to town? Here it is! 2 bedroom, 2 bath, fully electric mobile home with a nice porch and carport. A 24x30 shop with concrete slab, completely insulated, 220 electric and a full bath. The shop/garage is big enough to park two cars with room left over for storage and workspace. This thermal mass shop maintains comfortable temperature in all seasons, is tornado resistant, fully equipped with a complete bathroom and is perfect for comfort during power outages. 2.97 surveyed acres with no restrictions, fencing and a nice garden spot. Come look today!

36. 2022-07-11
    historical Take Backups 582-char remark

    Show marketing remark (582 chars)

    Want country living, but close to town? Here it is! 2 bedroom, 2 bath, fully electric mobile home with a nice porch and carport. A 24x30 shop with concrete slab, completely insulated, 220 electric and a full bath. The shop/garage is big enough to park two cars with room left over for storage and workspace. This thermal mass shop maintains comfortable temperature in all seasons, is tornado resistant, fully equipped with a complete bathroom and is perfect for comfort during power outages. 2.97 surveyed acres with no restrictions, fencing and a nice garden spot. Come look today!

37. 2022-06-20
    listed $149,000 New Listing 582-char remark

    Show marketing remark (582 chars)

    Want country living, but close to town? Here it is! 2 bedroom, 2 bath, fully electric mobile home with a nice porch and carport. A 24x30 shop with concrete slab, completely insulated, 220 electric and a full bath. The shop/garage is big enough to park two cars with room left over for storage and workspace. This thermal mass shop maintains comfortable temperature in all seasons, is tornado resistant, fully equipped with a complete bathroom and is perfect for comfort during power outages. 2.97 surveyed acres with no restrictions, fencing and a nice garden spot. Come look today!

38. 2008-05-19
    soldstatus $27,000
39. 1993-08-01
    soldstatus $13,000

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,785
• − Mortgage interest: −$7,058
• − Property taxes: −$1,890
• − Insurance: −$630
• − Repairs & maintenance: −$863
• − Management: −$863
• − Depreciation: −$3,665
• Taxable loss: −$4,184
• Est. tax savings @ 24.0%: +$1,004
• After-tax cash flow: $-925/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: Ouachita River School District
• NCES district ID: 0500073
• Math proficiency: 30% ▼ -15.00%
• Reading proficiency: 35% ▼ -13.00%
• Median HH income: $35,228
• Composite: 26.85/100
• National rank: #7103
• State rank: #140 of 238 in AR

Livability — Mena

• Score: 65/100
• State rank: #142
• US rank: #12615

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,412

Population outlook (Polk County) Hauer SSP2

• Today (2025): 19,065 people
• By 2030: 18,369 · -3.7%
• By 2040: 17,156 · -10.0%
• By 2050: 16,177 · -15.1%
• By 2075: 14,642 · -23.2%
• By 2100: 13,020 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Native American 1%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+70.5) · D 13.8% · R 84.3% · Other 1.9%
• 2008→2024 swing: -24.7pp toward R · 2008: -45.8pp · 2024: -70.5pp
• All cycles: 2024: R+70.5 2020: R+68.2 2016: R+66.4 2012: R+56.9 2008: R+45.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.18%
• Current HPI: 278.2854
• 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

+892.3% since first listed

21 events — show timeline

• 2026-04-01 Price Changed $129,000 CARMLS
• 2026-03-26 Listed $125,000 CARMLS
• 2024-02-22 Pending — CARMLS
• 2024-02-22 Sold (Public Records) $124,000 Public Records
• 2024-02-22 Sold (MLS) $124,000 CARMLS
• 2024-01-26 Contingent — CARMLS
• 2024-01-03 Relisted — CARMLS
• 2024-01-01 Listing Removed — CARMLS
• 2023-11-16 Price Changed $129,000 CARMLS
• 2023-08-01 Relisted — CARMLS
• 2023-08-01 Listing Removed — CARMLS
• 2023-04-21 Relisted — CARMLS
• 2023-04-19 Contingent — CARMLS
• 2023-03-30 Price Changed $137,000 CARMLS
• 2022-10-14 Price Changed $139,000 CARMLS
• 2022-09-13 Price Changed $144,000 CARMLS
• 2022-08-05 Relisted — CARMLS
• 2022-07-11 Contingent — CARMLS
• 2022-06-20 Listed $149,000 CARMLS
• 2008-05-19 Sold (Public Records) $27,000 Public Records
• 1993-08-01 Sold (Public Records) $13,000 Public Records

Property tax history

-67.3%/yr

Latest (2017): $3 · +0.0% YoY. Source: county tax records.