115 Country Life Ter · Midway, AR 72651

$55,000

3 bd · 2.0 ba · 840 sqft · Manufactured public records · 288 Days on market

0.78 ac lot $65/sqft · 358% above area

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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
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Schools +3.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for an affordable project with potential? This 2-bedroom, 2-bath single-wide sits on three lots totaling . 78 acres in Country Life Mobile Home Park. The home needs significant work and is being sold as-is, where-is, giving you the freedom to renovate or remove and start fresh. With plenty of space for a shop, garden, or future build, the oversized lots are a rare find in this community. Conveniently located in Midway, you’ll be just minutes from Bull Shoals Lake and all the outdoor recreation the Twin Lakes area has to offer. Whether you’re an investor, handyman, or simply looking for an affordable piece of property in a great location, this is a unique opportunity to create value and make it your own.

Key facts

• Oversized lots
• Outdoor recreation
• Three lots

Tags

• THREE LOTS
• OVERSIZED LOTS
• BULL SHOALS LAKE
• OUTDOOR RECREATION
• TWIN LAKES AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($994 rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.3% vs local median 2.5% in Midway — 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 66/100 on livability (#139 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• 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: 17 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 $3k of equity ($380 loan paydown + $2k appreciation (3.9% local appreciation)).
• Baxter County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 288 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $16k; list at $55k implies a 244% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 288 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. 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: 1.81% ✓
• Cap rate: 16.32%
• Cash-on-cash: 35.80%
• DSCR: 2.59
• GRM: 4.6

CMA / ARV

• ARV (median comp): $12,000
• List price: $55,000
• Delta: 358.33%
• 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
49 Tafel Ln	0.52mi	2/2.0 (-1)	896 (+7%)	17mo	$115,000	$128	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.8%
• Equity multiple: 3.50×
• Total profit: $38,481
• Equity at exit: $27,513

10-year hold

• IRR: 41.8%
• Equity multiple: 7.03×
• Total profit: $92,853
• Equity at exit: $44,705

Cash invested: $15,400 (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 72651

• Home prices YoY: 1.7%
• Active inventory: 17
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $994 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$14 /mo · $170/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $459

Break-even live

Break-even rent $412

Max offer price $55,000

Occupancy floor 49%

Sensitivity live

Price	-10% $491	-5% $475	+0% $459	+5% $444	+10% $428
Rent	-10% $381	-5% $420	+0% $459	+5% $499	+10% $538
Rate	-1.0pp $487	-0.5pp $473	base $459	+0.5pp $445	+1.0pp $431

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $55,000 Active 288 DOM
2. 2026-06-18
   days on market $55,000 Active 287 DOM
3. 2026-06-17
   days on market $55,000 Active 286 DOM
4. 2026-06-16
   days on market $55,000 Active 285 DOM
5. 2026-06-15
   days on market $55,000 Active 284 DOM
6. 2026-06-14
   days on market $55,000 Active 282 DOM
7. 2026-06-12
   days on market $55,000 Active 281 DOM
8. 2026-06-09
   days on market $55,000 Active 278 DOM
9. 2026-06-08
   days on market $55,000 Active 277 DOM
10. 2026-06-07
    days on market $55,000 Active 276 DOM
11. 2026-06-05
    days on market $55,000 Active 273 DOM
12. 2026-06-02
    days on market $55,000 Active 271 DOM
13. 2026-06-01
    days on market $55,000 Active 270 DOM
14. 2026-05-31
    days on market $55,000 Active 269 DOM
15. 2026-05-30
    days on market $55,000 Active 268 DOM
16. 2025-09-04
    listed $55,000 New Listing 732-char remark

    Show marketing remark (736 chars)

    Looking for an affordable project with potential? This 2-bedroom, 2-bath single-wide sits on three lots totaling . 78 acres m/l in Country Life Mobile Home Park. The home needs significant work and is being sold as-is, where-is, giving you the freedom to renovate or remove and start fresh. With plenty of space for a shop, garden, or future build, the oversized lots are a rare find in this community. Conveniently located in Midway, you’ll be just minutes from Bull Shoals Lake and all the outdoor recreation the Twin Lakes area has to offer. Whether you’re an investor, handyman, or simply looking for an affordable piece of property in a great location, this is a unique opportunity to create value and make it your own.

17. 2025-09-04
    listed $55,000 Active 736-char remark

    Show marketing remark (736 chars)

    Looking for an affordable project with potential? This 2-bedroom, 2-bath single-wide sits on three lots totaling . 78 acres m/l in Country Life Mobile Home Park. The home needs significant work and is being sold as-is, where-is, giving you the freedom to renovate or remove and start fresh. With plenty of space for a shop, garden, or future build, the oversized lots are a rare find in this community. Conveniently located in Midway, you’ll be just minutes from Bull Shoals Lake and all the outdoor recreation the Twin Lakes area has to offer. Whether you’re an investor, handyman, or simply looking for an affordable piece of property in a great location, this is a unique opportunity to create value and make it your own.

18. 1992-09-11
    soldstatus $16,000

ⓘ 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: $170 · $14/mo
• Projected year-2 tax: $352 · $29/mo
• Expected delta: +$182/yr (+$15/mo · 106.9%)

ⓘ 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 4/10 Moderate 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $11,923
• − Mortgage interest: −$3,081
• − Property taxes: −$170
• − Insurance: −$275
• − Repairs & maintenance: −$954
• − Management: −$954
• − Depreciation: −$1,600
• Taxable income: $4,889
• Est. tax owed @ 24.0%: −$1,173
• After-tax cash flow: $4,339/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 — Midway

• Score: 66/100
• State rank: #139
• US rank: #12379

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Midway, AR
• City population: 1,422
• Population (ZIP): 1,422

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 (90%)
• Race & ethnicity: White 90% Asian 5% Two or more races 5%
• Common ancestry: Serbian 4% Lithuanian 2% Romanian 1%
• Foreign-born: 2% · South Korea
• Languages at home: 97% English-only · Korean 2% 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: ▲ 3.88%
• Current HPI: 232.2963
• 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

+243.8% since first listed

3 events — show timeline

• 2025-09-04 Listed $55,000 MHMLS
• 2025-09-04 Listed $55,000 CARMLS
• 1992-09-11 Sold (Public Records) $16,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $170 · +0.0% YoY. Source: county tax records.