607 W 7th St · Plainview, AR 72857

$25,000

3 bd · 1.0 ba · 1,064 sqft · Manufactured public records · 221 Days on market

Built 1996 1.04 ac lot $23/sqft · 14% above area Est $22k · 14% over ↓ 29% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +1.4/15.0

Listing remarks MLS

Looking for a bare fixer upper to make your own or turn it into a rental? This home is not far from the city park & schools & of course the very popular Nimrod Lake. Home is being sold AS IS WHERE IS. There is plenty of room for you to take advantage of whether it's building or adding more homes, don't miss out.

Key facts

• 1.04 acre lot
• Built 1996
• Listed 221 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $25k.

Deal economics

• At list price, monthly cash flow is $646 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#303 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, health & safety A-; Watch: schools F, crime F, amenities F.
• Two Rivers School District (rural): math 23% / reading 22% proficiency, ranked #201 of 238 in AR (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 8 active listings in the ZIP; 10 units permitted in Yell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $923 of equity ($173 loan paydown + $750 appreciation (3.0% local appreciation)).
• Yell County population projected at -24% 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 221 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 221 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 4.10% ✓
• Cap rate: 37.30%
• Cash-on-cash: 110.73%
• DSCR: 5.93
• GRM: 2.0

CMA / ARV

• ARV (median comp): $22,000
• List price: $25,000
• Delta: 13.64%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
607 W 7th St	0.00mi	3/2.0	1,064 (0%)	1mo	$22,000	$21	96

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: —
• Equity multiple: 7.31×
• Total profit: $44,160
• Equity at exit: $11,241

10-year hold

• IRR: —
• Equity multiple: 15.22×
• Total profit: $99,568
• Equity at exit: $17,324

Cash invested: $7,000 (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 72857

• Active inventory: 8
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,024 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$22 /mo · $259/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $646

Break-even live

Break-even rent $207

Max offer price $25,000

Occupancy floor 32%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-19
   status Pending 325-char remark

   Show marketing remark (325 chars)

   Looking for a bare fixer upper to make your own or turn it into a rental? This home is not far from the city park & schools & of course the very popular Nimrod Lake. Home is being sold AS IS WHERE IS. There is plenty of room for you to take advantage of whether it's building or adding more homes, don't miss out.

2. 2026-05-01
   status Active 325-char remark

   Show marketing remark (325 chars)

   Looking for a bare fixer upper to make your own or turn it into a rental? This home is not far from the city park & schools & of course the very popular Nimrod Lake. Home is being sold AS IS WHERE IS. There is plenty of room for you to take advantage of whether it's building or adding more homes, don't miss out.

3. 2026-04-20
   status Pending 325-char remark

   Show marketing remark (325 chars)

   Looking for a bare fixer upper to make your own or turn it into a rental? This home is not far from the city park & schools & of course the very popular Nimrod Lake. Home is being sold AS IS WHERE IS. There is plenty of room for you to take advantage of whether it's building or adding more homes, don't miss out.

4. 2026-04-13
   status Active 325-char remark

   Show marketing remark (325 chars)

   Looking for a bare fixer upper to make your own or turn it into a rental? This home is not far from the city park & schools & of course the very popular Nimrod Lake. Home is being sold AS IS WHERE IS. There is plenty of room for you to take advantage of whether it's building or adding more homes, don't miss out.

5. 2026-04-01
   historical 325-char remark

   Show marketing remark (325 chars)

   Looking for a bare fixer upper to make your own or turn it into a rental? This home is not far from the city park & schools & of course the very popular Nimrod Lake. Home is being sold AS IS WHERE IS. There is plenty of room for you to take advantage of whether it's building or adding more homes, don't miss out.

6. 2026-03-21
   price $25,000 325-char remark

   Show marketing remark (325 chars)

   Looking for a bare fixer upper to make your own or turn it into a rental? This home is not far from the city park & schools & of course the very popular Nimrod Lake. Home is being sold AS IS WHERE IS. There is plenty of room for you to take advantage of whether it's building or adding more homes, don't miss out.

7. 2025-09-17
   listed $35,000 Active 325-char remark

   Show marketing remark (325 chars)

   Looking for a bare fixer upper to make your own or turn it into a rental? This home is not far from the city park & schools & of course the very popular Nimrod Lake. Home is being sold AS IS WHERE IS. There is plenty of room for you to take advantage of whether it's building or adding more homes, don't miss out.

ⓘ 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: $259 · $22/mo
• Projected year-2 tax: $259 · $22/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $12,289
• − Mortgage interest: −$1,400
• − Property taxes: −$259
• − Insurance: −$125
• − Repairs & maintenance: −$983
• − Management: −$983
• − Depreciation: −$727
• Taxable income: $7,811
• Est. tax owed @ 24.0%: −$1,875
• After-tax cash flow: $5,876/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: Two Rivers School District
• NCES district ID: 0500079
• Math proficiency: 23% ▼ -20.00%
• Reading proficiency: 22% ▼ -12.00%
• Median HH income: $37,227
• Composite: 18.77/100
• National rank: #8872
• State rank: #201 of 238 in AR

Livability — Plainview

• Score: 59/100
• State rank: #303
• US rank: #20562

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plainview, AR
• Population (ZIP): 1,138

Population outlook (Yell County) Hauer SSP2

• Today (2025): 20,438 people
• By 2030: 19,561 · -4.3%
• By 2040: 17,654 · -13.6%
• By 2050: 15,569 · -23.8%
• By 2075: 10,746 · -47.4%
• By 2100: 6,907 · -66.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Yell

• 2024 margin: Solid R (+60.7) · D 18.7% · R 79.5% · Other 1.8%
• 2008→2024 swing: -30.8pp toward R · 2008: -29.9pp · 2024: -60.7pp
• All cycles: 2024: R+60.7 2020: R+58.5 2016: R+49.0 2012: R+38.9 2008: R+29.9

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

-28.6% since first listed

7 events — show timeline

• 2026-05-19 Pending — NWARMLS
• 2026-05-01 Relisted — NWARMLS
• 2026-04-20 Pending — NWARMLS
• 2026-04-13 Relisted — NWARMLS
• 2026-04-01 Delisted — NWARMLS
• 2026-03-21 Price Changed $25,000 NWARMLS
• 2025-09-17 Listed $35,000 NWARMLS

Property tax history

+1.3%/yr

Latest (2025): $259 · +0.0% YoY. Source: county tax records.