164 Murray St · Hunter, AR 72074

$120,000

3 bd · 2.0 ba · 1,311 sqft · Manufactured · 59 Days on market

Built 1999 Good condition 0.48 ac lot ↓ 8% since listing

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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 +13.4/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• 1% rule +3.8/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +1.0/10.0

Listing remarks

This country home, situated on nearly half an acre, has it all. Highlights include a whole-home Generac generator, a wheelchair ramp, a screened-in back porch, an extended mudroom, a to-die-for pantry, and three storage sheds—one equipped with both 110 and 220 hookups. Additionally, there is a metal carport that accommodates up to six vehicles. The kitchen and both bathrooms have been updated, complemented by new flooring throughout. Seller put on a new roof, updated windows, doors, lighting fixtures, and ceiling fans. Location would make the perfect hunting cabin or a permanent residence. Home is NOT in the flood zone, and flood insurance is not required.

Key facts

• Extended mudroom
• To-die-for pantry
• Wheelchair ramp

Tags

• WHOLE-HOME GENERAC GENERATOR
• WHEELCHAIR RAMP
• SCREENED-IN BACK PORCH
• EXTENDED MUDROOM
• TO-DIE-FOR PANTRY
• STORAGE SHEDS

Property features AI

Finance

• Other: Approximate lot size 139 x 144 (about 0.48 acre)
• Financial info: Financing available: VA loan, FHA loan, Conventional loan, Rural Development, or Cash

Exterior

• Parking: Carport
• Utilities: Public water; Septic system; Municipal electric service (including Entergy); Generator
• Home design: Double-wide mobile home; Architectural shingle roof; Metal/vinyl siding; Approximately 1,311 total square feet
• Construction: Other foundation (see remarks)
• Exterior features: Screened porch; Outside storage area; Paved road access; Rural property setting; Inside city limits

Interior

• Kitchen: Microwave; Gas range; Dishwasher; Pantry
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling; Gas space heater
• Interior features: Washer and electric dryer connections; Electric water heater; Walk-in closet(s); Ceiling fan(s)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2 ($29/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 $105k (12.3% below list).
• Recommended offer: $105k (12.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 52/100 on livability (#458 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A-; Watch: amenities F, commute F, employment F.
• Brinkley School District (town): math 12% / reading 14% proficiency, ranked #225 of 238 in AR (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 99% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: C.B. Partee Elementary School (math 12% / reading 12%, grade F, #419 of 454 statewide, top 93%, 277 students, 100% FRL); Brinkley High School (math 12% / reading 17%, grade F, #265 of 292 statewide, top 91%, 192 students, 100% FRL) — zoned schools at 100% FRL track the district average.
• Market conditions: 1 active listings in the ZIP; 2 units permitted in Woodruff County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($830 loan paydown + $4k appreciation (3.0% local appreciation)).
• Woodruff County population projected at -36% 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 $34k cash investment doubles in ~7 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 59 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,283 (12.3% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
4. 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?
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: 0.88% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.09%
• DSCR: 1.00
• 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: 7.6%
• Equity multiple: 1.44×
• Total profit: $14,628
• Equity at exit: $53,957

10-year hold

• IRR: 10.3%
• Equity multiple: 2.54×
• Total profit: $51,895
• Equity at exit: $83,154

Cash invested: $33,600 (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 72074

• Active inventory: 1
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,053 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $2

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 95%

Sensitivity live

Price	-10% $85	-5% $44	+0% $2	+5% $-39	+10% $-80
Rent	-10% $-81	-5% $-39	+0% $2	+5% $44	+10% $86
Rate	-1.0pp $63	-0.5pp $33	base $2	+0.5pp $-29	+1.0pp $-60

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-22
   days on market $120,000 Active 59 DOM
2. 2026-06-21
   days on market $120,000 Active 58 DOM
3. 2026-06-19
   days on market $120,000 Active 56 DOM
4. 2026-06-18
   days on market $120,000 Active 55 DOM
5. 2026-06-17
   days on market $120,000 Active 54 DOM
6. 2026-06-16
   days on market $120,000 Active 53 DOM
7. 2026-06-15
   days on market $120,000 Active 52 DOM
8. 2026-06-14
   days on market $120,000 Active 50 DOM
9. 2026-06-12
   statusdays on market $120,000 Active 49 DOM
10. 2026-06-09
    days on market $120,000 Price Change 46 DOM
11. 2026-06-08
    days on market $120,000 Price Change 45 DOM
12. 2026-06-07
    pricestatusdays on market $120,000 Price Change 44 DOM
13. 2026-06-05
    days on market $125,000 Active 42 DOM
14. 2026-06-04
    days on market $125,000 Active 40 DOM
15. 2026-06-02
    days on market $125,000 Active 39 DOM
16. 2026-06-01
    days on market $125,000 Active 38 DOM
17. 2026-05-31
    days on market $125,000 Active 37 DOM
18. 2026-05-31
    days on market $125,000 Active 36 DOM
19. 2026-04-24
    listed $125,000 New Listing 670-char remark
20. 2026-03-30
    historical
21. 2026-01-02
    status Back on Market
22. 2026-01-01
    historical
23. 2025-03-17
    listed $130,000 New Listing

ⓘ 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 4/10 Moderate 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $12,634
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$3,491
• Taxable loss: −$2,000
• Est. tax savings @ 24.0%: +$480
• After-tax cash flow: $509/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained mobile home is in good condition with recent updates and improvements, making it a solid investment opportunity.

Value-add opportunities

• Both Painting exterior — Fresh paint can enhance curb appeal and property value
• Both Landscaping and yard maintenance — A well-maintained yard can improve curb appeal and attract potential buyers
• Resale Replace ceiling fans — Modern ceiling fans can improve air circulation and add to the home's appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Fresh paint can enhance curb appeal and property value ↑
• Both Landscaping and yard maintenance — A well-maintained yard can improve curb appeal and attract potential buyers ↑
• Resale Replace ceiling fans — Modern ceiling fans can improve air circulation and add to the home's appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Brinkley School District
• NCES district ID: 0503630
• Math proficiency: 12% ▼ -15.00%
• Reading proficiency: 14% ▼ -12.00%
• Median HH income: $30,745
• Composite: 10.27/100
• National rank: #9792
• State rank: #225 of 238 in AR

Livability — Hunter

• Score: 52/100
• State rank: #458
• US rank: #24949

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hunter, AR
• Population (ZIP): 139

Population outlook (Woodruff County) Hauer SSP2

• Today (2025): 5,710 people
• By 2030: 5,209 · -8.8%
• By 2040: 4,329 · -24.2%
• By 2050: 3,663 · -35.8%
• By 2075: 2,831 · -50.4%
• By 2100: 2,577 · -54.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 12%

Political lean MEDSL · Woodruff

• 2024 margin: Solid R (+32.5) · D 32.8% · R 65.3% · Other 1.9%
• 2008→2024 swing: -39.9pp toward R · 2008: 7.5pp · 2024: -32.5pp
• All cycles: 2024: R+32.5 2020: R+27.8 2016: R+8.9 2012: D+4.2 2008: D+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-7.7% since first listed

6 events — show timeline

• 2026-06-05 Price Changed $120,000 CARMLS
• 2026-04-24 Listed $125,000 CARMLS
• 2026-03-30 Listing Removed — CARMLS
• 2026-01-02 Relisted — CARMLS
• 2026-01-01 Listing Removed — CARMLS
• 2025-03-17 Listed $130,000 CARMLS