818 E Hwy 225 · Guy, AR 72058

$230,000

7 bd · 4.0 ba · 1,216 sqft · Manufactured public records · 162 Days on market

Built 1998 6.00 ac lot $189/sqft · 5% above area Est $413k · 44% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.2/30.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Multifamily property sitting on 6 acres. 2 homes, shop, chicken pen, greenhouse, and a small pond. Handicap accessible 4 bed/2 bath, 3 bed/2bath, full RV hookup. 30X30 shop with electric and concrete floor. Conveniently located off of Hwy 225 E, just a 15-minute drive to Greenbrier. Don't need the 2nd home, lease it out for extra income. This property has so much to offer.

Key facts

• Shop
• 6 acres
• 2 homes

Tags

• 6 ACRES
• 2 HOMES
• SHOP
• CHICKEN PEN
• GREENHOUSE
• SMALL POND

What this means for you Summary

Snapshot

• This is a 7-bed/4.0-bath manufactured listed at $230k.

Deal economics

• At list price, monthly cash flow is $-318 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (20.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (30.0% below list).
• Recommended offer: $161k (30.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#82 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools D+, amenities F.
• Quitman School District (rural): math 39% / reading 42% proficiency, ranked #63 of 238 in AR (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 224 active listings in the ZIP; solid renter incomes; 865 units permitted in Faulkner County in 2024 (451 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Faulkner County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $35k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $148k; list at $230k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $160,974 (30.0% 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. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.70% ✗
• Cap rate: 4.63%
• Cash-on-cash: -5.92%
• DSCR: 0.74
• GRM: 11.9

CMA / ARV

• ARV (median comp): $413,333
• List price: $230,000
• Delta: -44.35%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -26.5%
• Equity multiple: 0.11×
• Total profit: $-57,485
• Equity at exit: $34,294

10-year hold

• IRR: -23.6%
• Equity multiple: -0.18×
• Total profit: $-76,021
• Equity at exit: $19,886

Cash invested: $64,400 (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 72058

• Home prices YoY: -12.4%
• Active inventory: 224
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,610 medium
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$288 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $-318

Break-even live

Break-even rent $2,012

Max offer price $184,016

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-05-06
   price $230,000 375-char remark

   Show marketing remark (375 chars)

   Multifamily property sitting on 6 acres. 2 homes, shop, chicken pen, greenhouse, and a small pond. Handicap accessible 4 bed/2 bath, 3 bed/2bath, full RV hookup. 30X30 shop with electric and concrete floor. Conveniently located off of Hwy 225 E, just a 15-minute drive to Greenbrier. Don't need the 2nd home, lease it out for extra income. This property has so much to offer.

2. 2026-04-17
   status Back on Market 375-char remark

   Show marketing remark (375 chars)

   Multifamily property sitting on 6 acres. 2 homes, shop, chicken pen, greenhouse, and a small pond. Handicap accessible 4 bed/2 bath, 3 bed/2bath, full RV hookup. 30X30 shop with electric and concrete floor. Conveniently located off of Hwy 225 E, just a 15-minute drive to Greenbrier. Don't need the 2nd home, lease it out for extra income. This property has so much to offer.

3. 2026-04-06
   historical Take Backups 375-char remark

   Show marketing remark (375 chars)

   Multifamily property sitting on 6 acres. 2 homes, shop, chicken pen, greenhouse, and a small pond. Handicap accessible 4 bed/2 bath, 3 bed/2bath, full RV hookup. 30X30 shop with electric and concrete floor. Conveniently located off of Hwy 225 E, just a 15-minute drive to Greenbrier. Don't need the 2nd home, lease it out for extra income. This property has so much to offer.

4. 2026-03-31
   price $249,900 375-char remark

   Show marketing remark (375 chars)

   Multifamily property sitting on 6 acres. 2 homes, shop, chicken pen, greenhouse, and a small pond. Handicap accessible 4 bed/2 bath, 3 bed/2bath, full RV hookup. 30X30 shop with electric and concrete floor. Conveniently located off of Hwy 225 E, just a 15-minute drive to Greenbrier. Don't need the 2nd home, lease it out for extra income. This property has so much to offer.

5. 2025-12-07
   listed $265,000 New Listing 375-char remark

   Show marketing remark (375 chars)

   Multifamily property sitting on 6 acres. 2 homes, shop, chicken pen, greenhouse, and a small pond. Handicap accessible 4 bed/2 bath, 3 bed/2bath, full RV hookup. 30X30 shop with electric and concrete floor. Conveniently located off of Hwy 225 E, just a 15-minute drive to Greenbrier. Don't need the 2nd home, lease it out for extra income. This property has so much to offer.

6. 2018-10-17
   soldstatus $148,000
7. 2018-10-11
   soldstatus $148,000 Sold 519-char remark

   Show marketing remark (519 chars)

   HOMESTEAD ANYONE? 2 HOMES, SHOP, POND, 6.3 AC. Perfect for family sharing or lease out 2nd home for extra income. DBL 1100 sq ft, 3bd/2ba, HANDICAP ACCESSABLE! AND 1200 sq ft, 4bd/2ba. Full RV hookup/water/sewer/power! 30x30 Shop w/ elec and concrete floors. Above ground pool w/ new filter & pump, greenhouse w/ raised beds, out buildings, fruit trees. Partially fenced. City water at road, tap paid. Well has filtration sys. Very serene setting. Neat and well maintained. HOME WARRANTY. AGENTS SEE LIST IN DOCS

8. 2018-09-09
   status Under Contract 519-char remark

   Show marketing remark (519 chars)

   HOMESTEAD ANYONE? 2 HOMES, SHOP, POND, 6.3 AC. Perfect for family sharing or lease out 2nd home for extra income. DBL 1100 sq ft, 3bd/2ba, HANDICAP ACCESSABLE! AND 1200 sq ft, 4bd/2ba. Full RV hookup/water/sewer/power! 30x30 Shop w/ elec and concrete floors. Above ground pool w/ new filter & pump, greenhouse w/ raised beds, out buildings, fruit trees. Partially fenced. City water at road, tap paid. Well has filtration sys. Very serene setting. Neat and well maintained. HOME WARRANTY. AGENTS SEE LIST IN DOCS

9. 2018-09-07
   status Back on Market 519-char remark

   Show marketing remark (519 chars)

   HOMESTEAD ANYONE? 2 HOMES, SHOP, POND, 6.3 AC. Perfect for family sharing or lease out 2nd home for extra income. DBL 1100 sq ft, 3bd/2ba, HANDICAP ACCESSABLE! AND 1200 sq ft, 4bd/2ba. Full RV hookup/water/sewer/power! 30x30 Shop w/ elec and concrete floors. Above ground pool w/ new filter & pump, greenhouse w/ raised beds, out buildings, fruit trees. Partially fenced. City water at road, tap paid. Well has filtration sys. Very serene setting. Neat and well maintained. HOME WARRANTY. AGENTS SEE LIST IN DOCS

10. 2018-09-07
    historical

    Show marketing remark (519 chars)

    HOMESTEAD ANYONE? 2 HOMES, SHOP, POND, 6.3 AC. Perfect for family sharing or lease out 2nd home for extra income. DBL 1100 sq ft, 3bd/2ba, HANDICAP ACCESSABLE! AND 1200 sq ft, 4bd/2ba. Full RV hookup/water/sewer/power! 30x30 Shop w/ elec and concrete floors. Above ground pool w/ new filter & pump, greenhouse w/ raised beds, out buildings, fruit trees. Partially fenced. City water at road, tap paid. Well has filtration sys. Very serene setting. Neat and well maintained. HOME WARRANTY. AGENTS SEE LIST IN DOCS

11. 2018-08-31
    price $89,900
12. 2018-08-20
    price $96,000
13. 2018-08-03
    historical 519-char remark

    Show marketing remark (519 chars)

    HOMESTEAD ANYONE? 2 HOMES, SHOP, POND, 6.3 AC. Perfect for family sharing or lease out 2nd home for extra income. DBL 1100 sq ft, 3bd/2ba, HANDICAP ACCESSABLE! AND 1200 sq ft, 4bd/2ba. Full RV hookup/water/sewer/power! 30x30 Shop w/ elec and concrete floors. Above ground pool w/ new filter & pump, greenhouse w/ raised beds, out buildings, fruit trees. Partially fenced. City water at road, tap paid. Well has filtration sys. Very serene setting. Neat and well maintained. HOME WARRANTY. AGENTS SEE LIST IN DOCS

14. 2018-08-03
    listed $99,500 New Listing

    Show marketing remark (519 chars)

    HOMESTEAD ANYONE? 2 HOMES, SHOP, POND, 6.3 AC. Perfect for family sharing or lease out 2nd home for extra income. DBL 1100 sq ft, 3bd/2ba, HANDICAP ACCESSABLE! AND 1200 sq ft, 4bd/2ba. Full RV hookup/water/sewer/power! 30x30 Shop w/ elec and concrete floors. Above ground pool w/ new filter & pump, greenhouse w/ raised beds, out buildings, fruit trees. Partially fenced. City water at road, tap paid. Well has filtration sys. Very serene setting. Neat and well maintained. HOME WARRANTY. AGENTS SEE LIST IN DOCS

15. 2018-06-20
    price $154,900 519-char remark

    Show marketing remark (519 chars)

    HOMESTEAD ANYONE? 2 HOMES, SHOP, POND, 6.3 AC. Perfect for family sharing or lease out 2nd home for extra income. DBL 1100 sq ft, 3bd/2ba, HANDICAP ACCESSABLE! AND 1200 sq ft, 4bd/2ba. Full RV hookup/water/sewer/power! 30x30 Shop w/ elec and concrete floors. Above ground pool w/ new filter & pump, greenhouse w/ raised beds, out buildings, fruit trees. Partially fenced. City water at road, tap paid. Well has filtration sys. Very serene setting. Neat and well maintained. HOME WARRANTY. AGENTS SEE LIST IN DOCS

16. 2018-05-01
    price $159,900 519-char remark

    Show marketing remark (519 chars)

    HOMESTEAD ANYONE? 2 HOMES, SHOP, POND, 6.3 AC. Perfect for family sharing or lease out 2nd home for extra income. DBL 1100 sq ft, 3bd/2ba, HANDICAP ACCESSABLE! AND 1200 sq ft, 4bd/2ba. Full RV hookup/water/sewer/power! 30x30 Shop w/ elec and concrete floors. Above ground pool w/ new filter & pump, greenhouse w/ raised beds, out buildings, fruit trees. Partially fenced. City water at road, tap paid. Well has filtration sys. Very serene setting. Neat and well maintained. HOME WARRANTY. AGENTS SEE LIST IN DOCS

17. 2018-03-25
    listed $165,000 New Listing 519-char remark

    Show marketing remark (519 chars)

    HOMESTEAD ANYONE? 2 HOMES, SHOP, POND, 6.3 AC. Perfect for family sharing or lease out 2nd home for extra income. DBL 1100 sq ft, 3bd/2ba, HANDICAP ACCESSABLE! AND 1200 sq ft, 4bd/2ba. Full RV hookup/water/sewer/power! 30x30 Shop w/ elec and concrete floors. Above ground pool w/ new filter & pump, greenhouse w/ raised beds, out buildings, fruit trees. Partially fenced. City water at road, tap paid. Well has filtration sys. Very serene setting. Neat and well maintained. HOME WARRANTY. AGENTS SEE LIST IN DOCS

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,317
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − Depreciation: −$6,691
• Taxable loss: −$7,948
• Est. tax savings @ 24.0%: +$1,908
• After-tax cash flow: $-1,906/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: Quitman School District
• NCES district ID: 0511880
• Math proficiency: 39% ▼ -12.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $44,003
• Composite: 34.33/100
• National rank: #5229
• State rank: #63 of 238 in AR

Livability — Guy

• Score: 68/100
• State rank: #82
• US rank: #9194

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Faulkner County · 103,634 people
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 18,880
• Household income: $76,463
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 97.0

Population outlook (Faulkner County) Hauer SSP2

• Today (2025): 138,985 people
• By 2030: 148,264 · +6.7%
• By 2040: 166,010 · +19.4%
• By 2050: 183,362 · +31.9%
• By 2075: 224,593 · +61.6%
• By 2100: 250,603 · +80.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Two or more races 3% Black 1%
• Common ancestry: Italian 2% Slovak 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Faulkner

• 2024 margin: Solid R (+32.3) · D 32.6% · R 64.9% · Other 2.5%
• 2008→2024 swing: -7.1pp toward R · 2008: -25.3pp · 2024: -32.3pp
• All cycles: 2024: R+32.3 2020: R+29.5 2016: R+31.6 2012: R+31.7 2008: R+25.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.47%
• Current HPI: 277.4936
• Rent YoY: —
• Metro: Little Rock-North Little Rock-Conway, AR
• 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

+39.4% since first listed

17 events — show timeline

• 2026-05-06 Price Changed $230,000 CARMLS
• 2026-04-17 Relisted — CARMLS
• 2026-04-06 Contingent — CARMLS
• 2026-03-31 Price Changed $249,900 CARMLS
• 2025-12-07 Listed $265,000 CARMLS
• 2018-10-17 Sold (Public Records) $148,000 Public Records
• 2018-10-11 Sold (MLS) $148,000 CARMLS
• 2018-09-09 Pending — CARMLS
• 2018-09-07 Relisted — CARMLS
• 2018-09-07 Listing Removed — CARMLS
• 2018-08-31 Price Changed $89,900 CARMLS
• 2018-08-20 Price Changed $96,000 CARMLS
• 2018-08-03 Listed $99,500 CARMLS
• 2018-08-03 Listing Removed — CARMLS
• 2018-06-20 Price Changed $154,900 CARMLS
• 2018-05-01 Price Changed $159,900 CARMLS
• 2018-03-25 Listed $165,000 CARMLS

Property tax history

-5.6%/yr

Latest (2025): $50 · +233.3% YoY. Source: county tax records.