521 S Ansley St · Nashville, AR 71852

$90,000

2 bd · 1.0 ba · 576 sqft · Manufactured public records · 309 Days on market

Built 2024 0.50 ac lot $156/sqft · 69% above area Est $97k · 8% under

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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 +13.5/30.0
• ARV discount +10.9/15.0
• Appreciation +7.1/10.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

NEW CONSTRUCTION 2 Bed, 1 Full Bath with approx. 1056 Sq. Ft. of living space located in the heart of Nashville. Great Rental Property.

Key facts

• 0.5 acre lot
• Built 2024
• Listed 308 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $4 ($48/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 $79k (12.0% below list).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 3.5% in Nashville — 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 (#153 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.
• Nashville School District (town): math 37% / reading 41% proficiency, ranked #81 of 238 in AR (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Nashville Primary School (math 57% / reading 32%, grade F, #143 of 454 statewide, top 36%, 601 students, 73% FRL); Nashville Junior High School (math 27% / reading 45%, grade F, #117 of 201 statewide, top 58%, 465 students, 70% FRL); Nashville High School (math 12% / reading 32%, grade F, #213 of 292 statewide, top 77%, 465 students, 70% FRL).
• Market conditions: 64 active listings in the ZIP; 1 units permitted in Howard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($622 loan paydown + $4k appreciation (4.2% local appreciation)).
• Howard County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 309 days — a 12% lower offer ($79k) 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: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 309 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.88% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.19%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (median comp): $97,398
• List price: $90,000
• Delta: -7.60%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Projected returns pro-forma

4.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.0%
• Equity multiple: 1.67×
• Total profit: $16,943
• Equity at exit: $46,674

10-year hold

• IRR: 12.6%
• Equity multiple: 3.11×
• Total profit: $53,148
• Equity at exit: $77,182

Cash invested: $25,200 (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 71852

• Home prices YoY: 1.7%
• Active inventory: 64
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $792 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$166
• Net cashflow: $4

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 94%

Sensitivity live

Price	-10% $66	-5% $35	+0% $4	+5% $-27	+10% $-58
Rent	-10% $-59	-5% $-27	+0% $4	+5% $35	+10% $67
Rate	-1.0pp $49	-0.5pp $27	base $4	+0.5pp $-19	+1.0pp $-43

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $90,000 Active 309 DOM
2. 2026-06-19
   days on market $90,000 Active 307 DOM
3. 2026-06-18
   days on market $90,000 Active 306 DOM
4. 2026-06-17
   days on market $90,000 Active 305 DOM
5. 2026-06-16
   days on market $90,000 Active 304 DOM
6. 2026-06-15
   days on market $90,000 Active 303 DOM
7. 2026-06-14
   days on market $90,000 Active 301 DOM
8. 2026-06-12
   days on market $90,000 Active 300 DOM
9. 2026-06-09
   days on market $90,000 Active 297 DOM
10. 2026-06-08
    days on market $90,000 Active 296 DOM
11. 2026-06-07
    days on market $90,000 Active 295 DOM
12. 2026-06-07
    days on market $90,000 Active 294 DOM
13. 2026-06-04
    days on market $90,000 Active 291 DOM
14. 2026-06-02
    days on market $90,000 Active 290 DOM
15. 2026-06-01
    days on market $90,000 Active 289 DOM
16. 2026-05-31
    days on market $90,000 Active 288 DOM
17. 2026-05-31
    days on market $90,000 Active 287 DOM
18. 2025-11-05
    status Back on Market 135-char remark

    Show marketing remark (135 chars)

    NEW CONSTRUCTION 2 Bed, 1 Full Bath with approx. 1056 Sq. Ft. of living space located in the heart of Nashville. Great Rental Property.

19. 2025-10-14
    status Under Contract 135-char remark

    Show marketing remark (135 chars)

    NEW CONSTRUCTION 2 Bed, 1 Full Bath with approx. 1056 Sq. Ft. of living space located in the heart of Nashville. Great Rental Property.

20. 2025-07-22
    listed $90,000 New Listing 135-char remark

    Show marketing remark (135 chars)

    NEW CONSTRUCTION 2 Bed, 1 Full Bath with approx. 1056 Sq. Ft. of living space located in the heart of Nashville. Great Rental Property.

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $9,509
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$761
• − Management: −$761
• − Depreciation: −$2,618
• Taxable loss: −$1,472
• Est. tax savings @ 24.0%: +$353
• After-tax cash flow: $402/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: Nashville School District
• NCES district ID: 0510380
• Math proficiency: 37% ▼ -14.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $37,746
• Composite: 32.48/100
• National rank: #5708
• State rank: #81 of 238 in AR

Livability — Nashville

• Score: 65/100
• State rank: #153
• US rank: #13205

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nashville, AR
• Population (ZIP): 10,088

Population outlook (Howard County) Hauer SSP2

• Today (2025): 12,642 people
• By 2030: 12,218 · -3.4%
• By 2040: 11,470 · -9.3%
• By 2050: 10,874 · -14.0%
• By 2075: 10,517 · -16.8%
• By 2100: 10,929 · -13.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 17% Hispanic / Latino 13% Two or more races 4%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 86% English-only · Spanish 11% German/W. Germanic 2% Chinese 1%

Political lean MEDSL · Howard

• 2024 margin: Solid R (+46.7) · D 25.9% · R 72.6% · Other 1.5%
• 2008→2024 swing: -21.7pp toward R · 2008: -25.0pp · 2024: -46.7pp
• All cycles: 2024: R+46.7 2020: R+41.9 2016: R+39.0 2012: R+31.7 2008: R+25.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.20%
• Current HPI: 250.2966
• 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

3 events — show timeline

• 2025-11-05 Relisted — CARMLS
• 2025-10-14 Pending — CARMLS
• 2025-07-22 Listed $90,000 CARMLS

Property tax history

+3.0%/yr

Latest (2023): $116 · +0.0% YoY. Source: county tax records.