200 New Home Cemetery Rd · Woodlawn, AR 71603

$89,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured · 46 Days on market

Built 1989 4.30 ac lot Est $80k · 11% over

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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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Livability +3.3/5.0
• ARV discount +2.7/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

This is such a great property located in Cleveland County with lots of extras. Plenty of love went into this place and it is just waiting for you to add more. It has a shop with an overhead door for work projects inside and there is also covered RV parking. Plenty of places for all your outside toys. There is a fire pit, barbeque area, dog pen, and a garden spot. The home is super cozy and has a bonus craft room/possible bedroom. Give me a call to take a look!

Key facts

• Bonus craft room
• Covered rv parking
• Barbeque area

Tags

• COVERED RV PARKING
• FIRE PIT
• BARBEQUE AREA
• DOG PEN
• GARDEN SPOT
• BONUS CRAFT ROOM

Property features AI

Finance

• Financial info: Financing options: conventional loan or cash

Exterior

• Parking: Carport for 1 car
• Utilities: Public water; Septic system; Electricity (municipal, Entergy); Propane/Butane gas
• Home design: Metal/vinyl siding; Permanent foundation (mobile home on permanent foundation); Cul-de-sac lot in a rural setting; Approximately 4.3 acres
• Construction: Metal roof; Crawl space foundation; Metal/vinyl exterior siding
• Exterior features: Screened porch; Open porch; Outside storage area; RV parking; Gravel road access

Interior

• Kitchen: Free‑standing stove; Dishwasher; Refrigerator stays
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central electric cooling; Window AC units
• Interior features: Carpet and vinyl flooring; Sheetrock walls and sheetrock ceilings; Workshop/Craft room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#116 in AR) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
• Star City School District (rural): math 22% / reading 22% proficiency, ranked #206 of 238 in AR (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 212 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cleveland County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($86k) 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: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. 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.
6. 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.
7. 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: 1.28% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.71%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $80,352
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
150 N New Home Cemetary Rd	0.33mi	3/2.0	1,456 (+12%)	23mo	$90,000	$62	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 3.9%
• Equity multiple: 1.15×
• Total profit: $3,730
• Equity at exit: $13,270

10-year hold

• IRR: 13.4%
• Equity multiple: 2.07×
• Total profit: $26,670
• Equity at exit: $7,695

Cash invested: $24,920 (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 71603

• Home prices YoY: -26.0%
• Active inventory: 212
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,139 medium
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $285

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 70%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-19
   days on market $89,000 Active 46 DOM
2. 2026-06-18
   days on market $89,000 Active 45 DOM
3. 2026-06-17
   days on market $89,000 Active 44 DOM
4. 2026-06-16
   days on market $89,000 Active 43 DOM
5. 2026-06-15
   days on market $89,000 Active 42 DOM
6. 2026-06-14
   days on market $89,000 Active 40 DOM
7. 2026-06-12
   days on market $89,000 Active 39 DOM
8. 2026-06-09
   statusdays on market $89,000 Active 36 DOM
9. 2026-06-08
   days on market $89,000 Back on Market 35 DOM
10. 2026-06-07
    days on market $89,000 Back on Market 34 DOM
11. 2026-06-05
    days on market $89,000 Back on Market 31 DOM
12. 2026-06-03
    days on market $89,000 Back on Market 30 DOM
13. 2026-06-03
    status $89,000 Back on Market 29 DOM
14. 2026-04-24
    listed $89,000 New Listing 464-char remark

ⓘ 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 ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $13,668
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,093
• − Management: −$1,093
• − Depreciation: −$2,589
• Taxable income: $2,126
• Est. tax owed @ 24.0%: −$510
• After-tax cash flow: $2,906/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: Star City School District
• NCES district ID: 0500028
• Math proficiency: 22% ▼ -8.00%
• Reading proficiency: 22% ▼ -8.00%
• Median HH income: $36,400
• Composite: 18.28/100
• National rank: #8957
• State rank: #206 of 238 in AR

Livability — Woodlawn

• Score: 66/100
• State rank: #116
• US rank: #11291

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jefferson County · 29,578 people
• Metro: Pine Bluff, AR
• Population (ZIP): 29,578
• Household income: $53,130
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 657.0

Population outlook (Cleveland County) Hauer SSP2

• Today (2025): 7,657 people
• By 2030: 7,246 · -5.4%
• By 2040: 6,391 · -16.5%
• By 2050: 5,612 · -26.7%
• By 2075: 4,230 · -44.8%
• By 2100: 3,389 · -55.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (62%)
• Race & ethnicity: Black 62% White 33% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Italian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Cleveland

• 2024 margin: Solid R (+67.6) · D 15.5% · R 83.1% · Other 1.4%
• 2008→2024 swing: -23.6pp toward R · 2008: -43.9pp · 2024: -67.6pp
• All cycles: 2024: R+67.6 2020: R+61.6 2016: R+52.6 2012: R+45.0 2008: R+43.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.43%
• Current HPI: 206.5994
• Rent YoY: —
• Metro: Pine Bluff, 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

3 events — show timeline

• 2026-06-02 Relisted — CARMLS
• 2026-05-22 Pending — CARMLS
• 2026-04-24 Listed $89,000 CARMLS

Property tax history

-5.2%/yr

Latest (2025): $4 · +0.0% YoY. Source: county tax records.