1722 Coca Cola Lake Rd · Genoa, AR 71854

$139,900

4 bd · 1.0 ba · 1,848 sqft · Manufactured public records · 17 Days on market

Built 1999 4.14 ac lot

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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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Rare Multi-Residence Opportunity on 4.14 Acres in Genoa School District this unique property offers incredible flexibility for multi-generational living, rental income potential, or a private country retreat with room to grow. The property features a spacious 4 Bedroom, 2 Bath Triple-Wide Manufactured Home serving as the primary residence, along with a separate 3 Bedroom, 2 Bath Single-Wide Home—perfect for extended family, guests, or investment opportunities. Outside, you'll find multiple storage and utility buildings designed to accommodate hobbies, equipment, animals, or recreational needs, including: ? 9x16 Outbuilding ? 8x12 Outbuilding ? 12x20 Lean-To ? 18x20 Carport Enjoy the

Key facts

• Covered parking
• Country setting
• 4.14 acres

Tags

• MULTI-RESIDENCE OPPORTUNITY
• 4.14 ACRES
• GENOA SCHOOL DISTRICT
• MULTIPLE STORAGE BUILDINGS
• COVERED PARKING
• COUNTRY SETTING

Property features AI

Finance

• Other: Approximately 4.14 acres

Exterior

• Home design: Single Family Residence; One level; Single wide / Triple wide mobile home body types
• Construction: Metal roof; Pillar/post/pier foundation; Built as residential single family
• Exterior features: Chain link fencing; Gravel road access

Interior

• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Interior features: Laminate flooring; Wood-burning fireplace (1)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Genoa Central School District (rural): math 60% / reading 57% proficiency, ranked #6 of 238 in AR (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 273 active listings in the ZIP; 21 units permitted in Miller County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Miller County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $13k; list at $140k implies a 976% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,801 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.16% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.49%
• DSCR: 1.42
• GRM: 7.2

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: -2.0%
• Equity multiple: 0.93×
• Total profit: $-2,919
• Equity at exit: $20,860

10-year hold

• IRR: 7.7%
• Equity multiple: 1.59×
• Total profit: $22,959
• Equity at exit: $12,096

Cash invested: $39,172 (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 71854

• Home prices YoY: -16.9%
• Active inventory: 273
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,616 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $310

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 76%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-19
   days on market $139,900 Active 17 DOM
2. 2026-06-18
   days on market $139,900 Active 16 DOM
3. 2026-06-17
   days on market $139,900 Active 15 DOM
4. 2026-06-16
   days on market $139,900 Active 14 DOM
5. 2026-06-15
   days on market $139,900 Active 13 DOM
6. 2026-06-14
   days on market $139,900 Active 11 DOM
7. 2026-06-13
   days on market $139,900 Active 10 DOM
8. 2026-06-10
   days on market $139,900 Active 8 DOM
9. 2026-06-09
   days on market $139,900 Active 7 DOM
10. 2026-06-08
    days on market $139,900 Active 6 DOM
11. 2026-06-07
    days on market $139,900 Active 5 DOM
12. 2026-06-05
    days on market $139,900 Active 2 DOM
13. 2026-06-03
    remarks 693-char remark
14. 2026-06-03
    listed $139,900 Active 1 DOM

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $19,391
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,551
• − Management: −$1,551
• − Depreciation: −$4,070
• Taxable income: $1,584
• Est. tax owed @ 24.0%: −$380
• After-tax cash flow: $3,337/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: Genoa Central School District
• NCES district ID: 0504110
• Math proficiency: 60% ▼ -3.00%
• Reading proficiency: 57% ▼ -1.00%
• Median HH income: $46,716
• Composite: 49.54/100
• National rank: #1991
• State rank: #6 of 238 in AR

Livability — Genoa

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

Census & demographics

• County: Miller County · 35,720 people
• Metro: Texarkana, TX-AR
• Population (ZIP): 35,720
• Household income: $46,878
• Rent vs Own: 38.6% rent · 61.4% own
• Severe rent burden: 1388.0

Population outlook (Miller County) Hauer SSP2

• Today (2025): 44,197 people
• By 2030: 43,844 · -0.8%
• By 2040: 42,680 · -3.4%
• By 2050: 41,024 · -7.2%
• By 2075: 35,685 · -19.3%
• By 2100: 28,325 · -35.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 30% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Miller

• 2024 margin: Solid R (+51.1) · D 23.9% · R 74.9% · Other 1.2%
• 2008→2024 swing: -17.6pp toward R · 2008: -33.5pp · 2024: -51.1pp
• All cycles: 2024: R+51.1 2020: R+46.4 2016: R+43.8 2012: R+39.8 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.00%
• Current HPI: 196.7615
• Rent YoY: —
• Metro: Texarkana, TX-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

+899.3% since first listed

3 events — show timeline

• 2026-06-02 Listed $139,900 TBOR
• 1997-07-25 Sold (Public Records) $13,000 Public Records
• 1992-09-28 Sold (Public Records) $14,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $243 · -17.3% YoY. Source: county tax records.