176 Austin Loop · El Paso, AR 72045

$195,000

4 bd · 2.0 ba · 2,280 sqft · Manufactured public records · 16 Days on market

Built 2004 6.90 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.9/30.0
• Appreciation +5.8/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.1/10.0

Listing remarks MLS

Beautifully home sitting on 7 acres in Elpaso just minutes away from from Beebe and Cabot ready for your family!!! Home has just had new architectural roof with covered front porch added as well as rear deck with concrete patio. Large front yard and timbered back of property full of wildlife. This home has brick and vinyl exterior and luxury vinyl flooring throughout house. Huge master bathroom with large walk-in closet. Kitchen flows into the living area with large island and gas fireplace to top it off!!

Key facts

• Covered front porch
• 7 acres
• Wooded privacy

Tags

• 7 ACRES
• WOODED PRIVACY
• CREEK
• NEWER OUTBUILDING
• STORAGE HOBBIES WORKSHOP
• COVERED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $-417 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (30.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (31.4% below list).
• Recommended offer: $134k (31.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Beebe School District (town): math 44% / reading 36% proficiency, ranked #64 of 238 in AR (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP; 219 units permitted in White County in 2024 (36 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.5% local appreciation)).
• White County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• 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 16 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y 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 $125k; list at $195k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); moderate 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 $133,688 (31.4% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.69% ✗
• Cap rate: 4.50%
• Cash-on-cash: -6.41%
• DSCR: 0.71
• GRM: 12.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.67×
• Total profit: $-17,802
• Equity at exit: $71,881

10-year hold

• IRR: -0.9%
• Equity multiple: 0.88×
• Total profit: $-6,378
• Equity at exit: $99,774

Cash invested: $54,600 (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 72045

• Home prices YoY: 0.6%
• Active inventory: 10
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,337 medium
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $-417

Break-even live

Break-even rent $1,864

Max offer price $134,707

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-05-09
   status Under Contract 687-char remark
2. 2026-04-23
   listed $195,000 New Listing 687-char remark
3. 2024-06-11
   historical
4. 2024-04-25
   historical Take Backups
5. 2024-04-24
   listed $189,900 New Listing
6. 2021-03-29
   soldstatus $125,000
7. 2021-03-08
   historical

   Show marketing remark (511 chars)

   Beautifully home sitting on 7 acres in Elpaso just minutes away from from Beebe and Cabot ready for your family!!! Home has just had new architectural roof with covered front porch added as well as rear deck with concrete patio. Large front yard and timbered back of property full of wildlife. This home has brick and vinyl exterior and luxury vinyl flooring throughout house. Huge master bathroom with large walk-in closet. Kitchen flows into the living area with large island and gas fireplace to top it off!!

8. 2021-03-04
   soldstatus $125,000 Sold

   Show marketing remark (511 chars)

   Beautifully home sitting on 7 acres in Elpaso just minutes away from from Beebe and Cabot ready for your family!!! Home has just had new architectural roof with covered front porch added as well as rear deck with concrete patio. Large front yard and timbered back of property full of wildlife. This home has brick and vinyl exterior and luxury vinyl flooring throughout house. Huge master bathroom with large walk-in closet. Kitchen flows into the living area with large island and gas fireplace to top it off!!

9. 2021-02-03
   historical Take Backups

   Show marketing remark (511 chars)

   Beautifully home sitting on 7 acres in Elpaso just minutes away from from Beebe and Cabot ready for your family!!! Home has just had new architectural roof with covered front porch added as well as rear deck with concrete patio. Large front yard and timbered back of property full of wildlife. This home has brick and vinyl exterior and luxury vinyl flooring throughout house. Huge master bathroom with large walk-in closet. Kitchen flows into the living area with large island and gas fireplace to top it off!!

10. 2021-01-05
    status Back on Market

    Show marketing remark (511 chars)

    Beautifully home sitting on 7 acres in Elpaso just minutes away from from Beebe and Cabot ready for your family!!! Home has just had new architectural roof with covered front porch added as well as rear deck with concrete patio. Large front yard and timbered back of property full of wildlife. This home has brick and vinyl exterior and luxury vinyl flooring throughout house. Huge master bathroom with large walk-in closet. Kitchen flows into the living area with large island and gas fireplace to top it off!!

11. 2020-12-30
    historical Take Backups

    Show marketing remark (511 chars)

    Beautifully home sitting on 7 acres in Elpaso just minutes away from from Beebe and Cabot ready for your family!!! Home has just had new architectural roof with covered front porch added as well as rear deck with concrete patio. Large front yard and timbered back of property full of wildlife. This home has brick and vinyl exterior and luxury vinyl flooring throughout house. Huge master bathroom with large walk-in closet. Kitchen flows into the living area with large island and gas fireplace to top it off!!

12. 2020-12-24
    price $125,000

    Show marketing remark (511 chars)

    Beautifully home sitting on 7 acres in Elpaso just minutes away from from Beebe and Cabot ready for your family!!! Home has just had new architectural roof with covered front porch added as well as rear deck with concrete patio. Large front yard and timbered back of property full of wildlife. This home has brick and vinyl exterior and luxury vinyl flooring throughout house. Huge master bathroom with large walk-in closet. Kitchen flows into the living area with large island and gas fireplace to top it off!!

13. 2020-12-23
    status Price Change

    Show marketing remark (511 chars)

    Beautifully home sitting on 7 acres in Elpaso just minutes away from from Beebe and Cabot ready for your family!!! Home has just had new architectural roof with covered front porch added as well as rear deck with concrete patio. Large front yard and timbered back of property full of wildlife. This home has brick and vinyl exterior and luxury vinyl flooring throughout house. Huge master bathroom with large walk-in closet. Kitchen flows into the living area with large island and gas fireplace to top it off!!

14. 2020-12-18
    historical Take Backups

    Show marketing remark (511 chars)

    Beautifully home sitting on 7 acres in Elpaso just minutes away from from Beebe and Cabot ready for your family!!! Home has just had new architectural roof with covered front porch added as well as rear deck with concrete patio. Large front yard and timbered back of property full of wildlife. This home has brick and vinyl exterior and luxury vinyl flooring throughout house. Huge master bathroom with large walk-in closet. Kitchen flows into the living area with large island and gas fireplace to top it off!!

15. 2020-11-14
    listed $135,000 New Listing

    Show marketing remark (511 chars)

    Beautifully home sitting on 7 acres in Elpaso just minutes away from from Beebe and Cabot ready for your family!!! Home has just had new architectural roof with covered front porch added as well as rear deck with concrete patio. Large front yard and timbered back of property full of wildlife. This home has brick and vinyl exterior and luxury vinyl flooring throughout house. Huge master bathroom with large walk-in closet. Kitchen flows into the living area with large island and gas fireplace to top it off!!

16. 2020-05-19
    soldstatus $36,070 Sold
17. 2020-05-18
    soldstatus $36,070
18. 2020-05-05
    historical
19. 2020-04-24
    price $38,900
20. 2020-03-23
    price $47,500
21. 2020-03-09
    price $62,400
22. 2020-01-23
    listed $71,000 New Listing
23. 2020-01-22
    listed $38,900
24. 2019-01-03
    historical
25. 2018-06-03
    price $87,600
26. 2018-03-14
    listed $82,600 New Listing
27. 2006-05-30
    soldstatus $24,000

ⓘ 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 FEMA zone A · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,043
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$2,478
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$5,673
• Taxable loss: −$8,523
• Est. tax savings @ 24.0%: +$2,045
• After-tax cash flow: $-2,955/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: Beebe School District
• NCES district ID: 0502880
• Math proficiency: 44% ▼ -10.00%
• Reading proficiency: 36% ▼ -7.00%
• Median HH income: $45,433
• Composite: 34.1/100
• National rank: #5293
• State rank: #64 of 238 in AR

Livability — El Paso

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

Census & demographics

• Census place: El Paso, AR
• Population (ZIP): 935

Population outlook (White County) Hauer SSP2

• Today (2025): 82,310 people
• By 2030: 83,861 · +1.9%
• By 2040: 86,492 · +5.1%
• By 2050: 88,246 · +7.2%
• By 2075: 91,307 · +10.9%
• By 2100: 91,548 · +11.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 10% Hispanic / Latino 7%
• Common ancestry: Slovak 9% Lithuanian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · White

• 2024 margin: Solid R (+61.2) · D 18.3% · R 79.5% · Other 2.2%
• 2008→2024 swing: -14.0pp toward R · 2008: -47.2pp · 2024: -61.2pp
• All cycles: 2024: R+61.2 2020: R+58.9 2016: R+57.9 2012: R+53.7 2008: R+47.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.52%
• Current HPI: 260.3635
• 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

+691.2% since first listed

25 events — show timeline

• 2024-06-11 Listing Removed — CARMLS
• 2024-04-25 Contingent — CARMLS
• 2024-04-24 Listed $189,900 CARMLS
• 2021-03-29 Sold (Public Records) $125,000 Public Records
• 2021-03-08 Listing Removed — CARMLS
• 2021-03-04 Sold (MLS) $125,000 CARMLS
• 2021-02-03 Contingent — CARMLS
• 2021-01-05 Relisted — CARMLS
• 2020-12-30 Contingent — CARMLS
• 2020-12-24 Price Changed $125,000 CARMLS
• 2020-12-23 Relisted — CARMLS
• 2020-12-18 Contingent — CARMLS
• 2020-11-14 Listed $135,000 CARMLS
• 2020-05-19 Sold (MLS) $36,070 CARMLS
• 2020-05-18 Sold (MLS) $36,070 CARMLS
• 2020-05-05 Listing Removed — CARMLS
• 2020-04-24 Price Changed $38,900 CARMLS
• 2020-03-23 Price Changed $47,500 CARMLS
• 2020-03-09 Price Changed $62,400 CARMLS
• 2020-01-23 Listed $71,000 CARMLS
• 2020-01-22 Listed $38,900 CARMLS
• 2019-01-03 Listing Removed — CARMLS
• 2018-06-03 Price Changed $87,600 CARMLS
• 2018-03-14 Listed $82,600 CARMLS
• 2006-05-30 Sold (Public Records) $24,000 Public Records

Property tax history

-5.9%/yr

Latest (2025): $280 · -26.3% YoY. Source: county tax records.