300 E Willis · Georgetown, AR 72143

$149,000

4 bd · 2.0 ba · 1,512 sqft · Manufactured · 57 Days on market

Built 2007 1.70 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).

• Cash flow +19.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.1/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your own slice of quiet country living! This well-maintained 4-bedroom, 2-bath home offers 1,512 sqft of comfortable space, perfectly situated on just under 2 acres in a peaceful, highly desirable outdoor recreation area. Step inside to find a warm and inviting interior featuring updated flooring, a spacious living area, and plenty of natural light. The functional layout provides ample room for family, guests, or even a home office setup. Outside is where this property really shines. Enjoy wide-open, level land with endless possibilities—gardening, entertaining, or simply relaxing in the fresh air. The impressive 30’ x 40’ shop with an additional 20’ lean-

Key facts

• 20 lean-to
• Wide-open level land
• Updated flooring

Tags

• UPDATED FLOORING
• WIDE-OPEN LEVEL LAND
• 30 X 40 SHOP
• 20 LEAN-TO
• WORLD-CLASS FISHING
• YEAR-ROUND RECREATION

Property features AI

Finance

• Other: Approximately 1.7 acres (327' x 231'); Approximate living area 1,512

Exterior

• Parking: Detached carport
• Utilities: Public water; Public sewer
• Home design: Metal/Vinyl siding; Inside city limits
• Construction: Metal roof; Crawl space foundation
• Exterior features: Shop; Underpinning; Paved road access; Level lot

Interior

• Kitchen: Free-standing stove; Microwave; Breakfast bar (kitchen seating)
• Bedrooms: Den/Family Room (additional living space); Laundry (as a room)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Walk-in closets; Ceiling fans; Breakfast bar
• Laundry & utility: Washer connection; Electric dryer connection; Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $38 ($460/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 $131k (11.8% below list).
• Recommended offer: $131k (11.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 43/100 on livability (#522 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, crime F, amenities F.
• Riverview School District (town): math 20% / reading 26% proficiency, ranked #202 of 238 in AR (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 173 active listings in the ZIP; 219 units permitted in White County in 2024 (36 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• White County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $6k; list at $149k implies a 2383% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,368 (11.8% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 7.61%
• Cash-on-cash: 4.70%
• DSCR: 1.21
• GRM: 9.5

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-21,703
• Equity at exit: $22,216

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-15,752
• Equity at exit: $12,883

Cash invested: $41,720 (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 72143

• Home prices YoY: -28.4%
• Active inventory: 173
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,314 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$31 /mo · $370/yr
• Insurance: −$62
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $38

Break-even live

Break-even rent $1,265

Max offer price $149,000

Occupancy floor 92%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $149,000 Active 57 DOM
2. 2026-06-18
   days on market $149,000 Active 56 DOM
3. 2026-06-17
   days on market $149,000 Active 55 DOM
4. 2026-06-16
   days on market $149,000 Active 54 DOM
5. 2026-06-15
   days on market $149,000 Active 53 DOM
6. 2026-06-14
   days on market $149,000 Active 51 DOM
7. 2026-06-12
   days on market $149,000 Active 50 DOM
8. 2026-06-09
   days on market $149,000 Active 47 DOM
9. 2026-06-08
   days on market $149,000 Active 46 DOM
10. 2026-06-07
    days on market $149,000 Active 45 DOM
11. 2026-06-05
    days on market $149,000 Active 42 DOM
12. 2026-06-03
    days on market $149,000 Active 41 DOM
13. 2026-06-02
    days on market $149,000 Active 40 DOM
14. 2026-06-01
    days on market $149,000 Active 39 DOM
15. 2026-05-31
    days on market $149,000 Active 38 DOM
16. 2026-05-30
    days on market $149,000 Active 37 DOM
17. 2026-04-23
    listed $149,000 New Listing 1217-char remark
18. 2001-02-15
    soldstatus $6,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $370 · $31/mo
• Projected year-2 tax: $954 · $79/mo
• Expected delta: +$584/yr (+$49/mo · 157.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $15,764
• − Mortgage interest: −$8,346
• − Property taxes: −$370
• − Insurance: −$2,248
• − Repairs & maintenance: −$1,261
• − Management: −$1,261
• − Depreciation: −$4,335
• Taxable loss: −$2,056
• Est. tax savings @ 24.0%: +$494
• After-tax cash flow: $953/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: Riverview School District
• NCES district ID: 0508400
• Math proficiency: 20% ▼ -14.00%
• Reading proficiency: 26% ▼ -9.00%
• Median HH income: $32,801
• Composite: 18.74/100
• National rank: #8877
• State rank: #202 of 238 in AR

Livability — Georgetown

• Score: 43/100
• State rank: #522
• US rank: #26848

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Georgetown, AR
• County: White County · 35,000 people
• Metro: Searcy, AR
• Population (ZIP): 35,000
• Household income: $58,344
• Rent vs Own: 35.0% rent · 65.0% own
• Severe rent burden: 804.0

Population outlook (White County) Hauer SSP2

• Today (2025): 82,310 people
• By 2030: 83,861 · +1.9%
• By 2040: 86,492 · +5.1%
• By 2050: 88,246 · +7.2%
• By 2075: 91,307 · +10.9%
• By 2100: 91,548 · +11.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 7% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · White

• 2024 margin: Solid R (+61.2) · D 18.3% · R 79.5% · Other 2.2%
• 2008→2024 swing: -14.0pp toward R · 2008: -47.2pp · 2024: -61.2pp
• All cycles: 2024: R+61.2 2020: R+58.9 2016: R+57.9 2012: R+53.7 2008: R+47.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.60%
• Current HPI: 206.0334
• Rent YoY: —
• Metro: Searcy, AR
• 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

+2383.3% since first listed

2 events — show timeline

• 2026-04-23 Listed $149,000 CARMLS
• 2001-02-15 Sold (Public Records) $6,000 Public Records

Property tax history

+0.0%/yr

Latest (2020): $370 · +0.0% YoY. Source: county tax records.