1798 Ouachita 67 · Camden, AR 71701

$92,800

3 bd · 2.0 ba · 1,600 sqft · Manufactured public records · 37 Days on market

Built 1980 2.00 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

1980 Manufactured home needs TLC but offers great location with two acres. Add on front room is insulated but not included in CH/A. Inside ceilings have stains but roof has been replaced. Covered wooden deck plus covered single parking. Frenchport water will have to be turned off at closing and put in new owner's name. Frenchport Volunteer Fire Department is $150.00 per year and will need to be set up in new account. Septic is twelve years old. A/C 10 years, Generac 1 year. Call Century 21 Campbell & Company for appointments 870-837-2121 Square Footage, Year Built and Lot Size taken from Courthouse Records.

Key facts

• Wood deck
• Whole-home generator
• Detached shop

Tags

• UPDATED KITCHEN CABINETRY
• WHOLE-HOME GENERATOR
• BRIGHT SUNROOM
• WOOD DECK
• DETACHED SHOP

Property features AI

Finance

• Other: Approximately 2 acres (survey); Approximate living area reported as 1,604
• Financial info: Financing available: FHA, Conventional, or Cash

Exterior

• Parking: Carport
• Utilities: Public water; Septic; Electric provided by co-op; Natural gas; Generator
• Home design: Mobile home; Metal/Vinyl siding; Metal roof; Not permanent foundation
• Construction: Metal/Vinyl siding; Metal roof; Not permanent foundation
• Exterior features: Outside storage area; Paved road access; Rural property

Interior

• Kitchen: Free-standing stove; Refrigerator stays
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric cooling; Central gas heating
• Interior features: Washer connection; Gas water heater; Den/Family room
• Laundry & utility: Washer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $93k.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $90k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 4.9% in Camden — 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 57/100 on livability (#364 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Camden Fairview School District (town): math 9% / reading 15% proficiency, ranked #229 of 238 in AR (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Camden Fairview Early Childhood Center (111 students, 45% FRL); Camden Fairview High School (math 4% / reading 17%, grade F, #271 of 292 statewide, top 93%, 704 students, 100% FRL) — zoned schools at 72% FRL track the district average.
• Market conditions: 131 active listings in the ZIP; 18 units permitted in Ouachita County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $642 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Ouachita County population projected at -33% 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 $26k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago 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.
• Current owner paid $47k; list at $93k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,016 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 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. 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?
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: 1.48% ✓
• Cap rate: 12.01%
• Cash-on-cash: 20.43%
• DSCR: 1.91
• GRM: 5.6

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: 12.7%
• Equity multiple: 1.51×
• Total profit: $13,158
• Equity at exit: $13,837

10-year hold

• IRR: 21.6%
• Equity multiple: 2.84×
• Total profit: $47,822
• Equity at exit: $8,024

Cash invested: $25,984 (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 71701

• Home prices YoY: -20.5%
• Active inventory: 131
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,372 medium
• Mortgage (P&I): −$487
• Tax est. 1.5%: −$116 /mo · $1,392/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $442

Break-even live

Break-even rent $812

Max offer price $92,800

Occupancy floor 63%

Sensitivity live

Price	-10% $507	-5% $474	+0% $442	+5% $410	+10% $378
Rent	-10% $334	-5% $388	+0% $442	+5% $497	+10% $551
Rate	-1.0pp $489	-0.5pp $466	base $442	+0.5pp $418	+1.0pp $394

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: $23,200
• Closing costs: $2,784
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-13
   status Under Contract
2. 2026-03-07
   listed $92,800 New Listing
3. 2021-12-17
   soldstatus $47,000
4. 2021-12-16
   soldstatus $47,000 621-char remark

   Show marketing remark (621 chars)

   1980 Manufactured home needs TLC but offers great location with two acres. Add on front room is insulated but not included in CH/A. Inside ceilings have stains but roof has been replaced. Covered wooden deck plus covered single parking. Frenchport water will have to be turned off at closing and put in new owner's name. Frenchport Volunteer Fire Department is $150.00 per year and will need to be set up in new account. Septic is twelve years old. A/C 10 years, Generac 1 year. Call Century 21 Campbell & Company for appointments 870-837-2121 Square Footage, Year Built and Lot Size taken from Courthouse Records.

5. 2021-10-31
   listed $48,000 621-char remark

   Show marketing remark (621 chars)

   1980 Manufactured home needs TLC but offers great location with two acres. Add on front room is insulated but not included in CH/A. Inside ceilings have stains but roof has been replaced. Covered wooden deck plus covered single parking. Frenchport water will have to be turned off at closing and put in new owner's name. Frenchport Volunteer Fire Department is $150.00 per year and will need to be set up in new account. Septic is twelve years old. A/C 10 years, Generac 1 year. Call Century 21 Campbell & Company for appointments 870-837-2121 Square Footage, Year Built and Lot Size taken from Courthouse Records.

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 21 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: $16,461
• − Mortgage interest: −$5,198
• − Property taxes: −$1,392
• − Insurance: −$464
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − Depreciation: −$2,700
• Taxable income: $4,074
• Est. tax owed @ 24.0%: −$978
• After-tax cash flow: $4,331/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: Camden Fairview School District
• NCES district ID: 0506060
• Math proficiency: 9% ▼ -16.00%
• Reading proficiency: 15% ▼ -12.00%
• Median HH income: $30,854
• Composite: 9.43/100
• National rank: #9853
• State rank: #229 of 238 in AR

Livability — Camden

• Score: 57/100
• State rank: #364
• US rank: #22245

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 17,883
• Population (ZIP): 17,883

Population outlook (Ouachita County) Hauer SSP2

• Today (2025): 21,485 people
• By 2030: 19,947 · -7.2%
• By 2040: 16,990 · -20.9%
• By 2050: 14,431 · -32.8%
• By 2075: 10,003 · -53.4%
• By 2100: 7,418 · -65.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 53% Black 39% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Ouachita

• 2024 margin: R (+19.1) · D 39.5% · R 58.6% · Other 1.8%
• 2008→2024 swing: -8.2pp toward R · 2008: -10.9pp · 2024: -19.1pp
• All cycles: 2024: R+19.1 2020: R+13.5 2016: R+10.4 2012: R+8.6 2008: R+10.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.10%
• Current HPI: 171.0106
• 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

+93.3% since first listed

5 events — show timeline

• 2026-04-13 Pending — CARMLS
• 2026-03-07 Listed $92,800 CARMLS
• 2021-12-17 Sold (Public Records) $47,000 Public Records
• 2021-12-16 Sold (MLS) $47,000 CARMLS
• 2021-10-31 Listed $48,000 CARMLS

Property tax history

+0.0%/yr

Latest (2025): $174 · +0.0% YoY. Source: county tax records.