243 Boland Dr · Henderson, AR 72544

$189,900

4 bd · 1.0 ba · 1,568 sqft · Manufactured public records · 16 Days on market

0.42 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).

• Appreciation +9.8/10.0
• Cash flow +8.2/30.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.4/10.0

Listing remarks MLS

Two units! Located minutes from Lake Norfork Access. This deal is almost to sweet to be true! Each units has its own bedroom, bathroom, living room and kitchen. One unit has some updates. Call today to schedule a look!

Key facts

• Remodeled duplex
• Updated electrical
• Strong rental income

Tags

• REMODELED DUPLEX
• STRONG RENTAL INCOME
• EXTENSIVE RENOVATIONS
• UPDATED ELECTRICAL
• UPDATED PLUMBING
• MINI-SPLIT HVAC SYSTEMS

Property features AI

Exterior

• Home design: Single family residence; Residential property; Located in Norfork Lk Est subdivision
• Construction: Metal siding; Built on a 0.42-acre lot
• Exterior features: Metal roof

Interior

• Kitchen: Electric oven; Electric range; Refrigerator; Microwave
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Electric oven and electric range; Refrigerator; Microwave; No basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $-177 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (16.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (36.0% below list).
• Recommended offer: $122k (36.0% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 1.9% in Henderson — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Mountain Home School District (town): math 45% / reading 45% proficiency, ranked #40 of 238 in AR (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 31 active listings in the ZIP; 47 units permitted in Baxter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (9.5% local appreciation)).
• Baxter County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 11 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 $68k; list at $190k implies a 181% gain — meaningful room to come down on a strong offer.

Recommended offer $121,579 (36.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.64% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.99%
• DSCR: 0.82
• GRM: 13.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 2.62×
• Total profit: $86,130
• Equity at exit: $164,760

10-year hold

• IRR: 18.6%
• Equity multiple: 5.91×
• Total profit: $260,880
• Equity at exit: $348,797

Cash invested: $53,172 (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 72544

• Home prices YoY: 3.7%
• Active inventory: 31
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $1,216 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$62 /mo · $749/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $-177

Break-even live

Break-even rent $1,440

Max offer price $158,648

Occupancy floor —

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $189,900 Active 16 DOM
2. 2026-06-18
   days on market $189,900 Active 15 DOM
3. 2026-06-17
   days on market $189,900 Active 14 DOM
4. 2026-06-16
   days on market $189,900 Active 13 DOM
5. 2026-06-15
   days on market $189,900 Active 12 DOM
6. 2026-06-14
   days on market $189,900 Active 10 DOM
7. 2026-06-12
   days on market $189,900 Active 9 DOM
8. 2026-06-09
   days on market $189,900 Active 6 DOM
9. 2026-06-08
   days on market $189,900 Active 5 DOM
10. 2026-06-07
    days on market $189,900 Active 4 DOM
11. 2026-06-05
    remarks 607-char remark
12. 2026-06-05
    listed $189,900 Active 1 DOM

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

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $749 · $62/mo
• Projected year-2 tax: $1,215 · $101/mo
• Expected delta: +$467/yr (+$39/mo · 62.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $14,589
• − Mortgage interest: −$10,637
• − Property taxes: −$749
• − Insurance: −$950
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$5,524
• Taxable loss: −$5,605
• Est. tax savings @ 24.0%: +$1,345
• After-tax cash flow: $-778/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: Mountain Home School District
• NCES district ID: 0500043
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $36,966
• Composite: 37.4/100
• National rank: #4424
• State rank: #40 of 238 in AR

Livability — Henderson

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

Census & demographics

• Census place: Henderson, AR
• Population (ZIP): 965

Population outlook (Baxter County) Hauer SSP2

• Today (2025): 39,886 people
• By 2030: 39,226 · -1.7%
• By 2040: 37,810 · -5.2%
• By 2050: 36,287 · -9.0%
• By 2075: 32,965 · -17.4%
• By 2100: 28,002 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 3% Lithuanian 2% Iranian 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Baxter

• 2024 margin: Solid R (+56.9) · D 20.7% · R 77.6% · Other 1.7%
• 2008→2024 swing: -25.3pp toward R · 2008: -31.6pp · 2024: -56.9pp
• All cycles: 2024: R+56.9 2020: R+53.3 2016: R+53.6 2012: R+44.0 2008: R+31.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.54%
• Current HPI: 269.1532
• 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

+804.3% since first listed

25 events — show timeline

• 2026-06-03 Listed $189,900 MHMLS
• 2026-03-12 Sold (MLS) $67,500 CARMLS
• 2026-03-12 Sold (MLS) $67,500 NWARMLS
• 2026-03-12 Sold (MLS) $67,500 MHMLS
• 2026-02-06 Pending — NWARMLS
• 2026-02-06 Pending — CARMLS
• 2026-02-06 Pending — CARMLS
• 2026-02-06 Listing Removed — CARMLS
• 2026-01-30 Listed $45,000 MHMLS
• 2026-01-30 Listed $45,000 CARMLS
• 2026-01-30 Listed $45,000 CARMLS
• 2026-01-30 Listed $45,000 NWARMLS
• 2026-01-30 Listed $45,000 MHMLS
• 2025-03-28 Contingent — MHMLS
• 2025-03-28 Contingent — MHMLS
• 2025-03-21 Relisted — MHMLS
• 2025-03-21 Relisted — MHMLS
• 2025-03-07 Contingent — MHMLS
• 2025-03-07 Contingent — MHMLS
• 2025-02-11 Listed $145,000 MHMLS
• 2025-02-11 Listed $145,000 MHMLS
• 2021-11-19 Sold (Public Records) $110,000 Public Records
• 2021-08-13 Sold (MLS) $110,000 NEABOR MLS
• 2021-02-09 Listed $114,900 NEABOR MLS
• 1995-02-09 Sold (Public Records) $21,000 Public Records

Property tax history

+18.9%/yr

Latest (2025): $749 · +813.2% YoY. Source: county tax records.