377 Ouachita 210 · Camden, AR 71701

$99,500

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 58 Days on market

Built 1987 2.14 ac lot

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you're searching for an affordable home, this charming 3-bedroom, 2-bath residence on 2.14 acres could be just what you need. The house features beautiful new luxury vinyl flooring throughout, along with central heating and air for year-round comfort. Situated on a level lot in the desirable East Camden area, it's conveniently located near local plants. Enjoy relaxing outdoors on the covered patio, and take advantage of the single-car carport. This property offers a wonderful combination of comfort, space, and location at a great value.

Key facts

• Level lot
• Covered patio
• Single-car carport

Tags

• NEW LUXURY VINYL FLOORING
• CENTRAL HEATING AND AIR
• COVERED PATIO
• SINGLE-CAR CARPORT
• LEVEL LOT
• EAST CAMDEN AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $461 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 4.9% in Camden — 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 57/100 on livability (#364 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.
• Camden Fairview School District (town): math 9% / reading 15% proficiency, ranked #229 of 238 in AR (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 131 active listings in the ZIP; 18 units permitted in Ouachita County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $688 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Ouachita County population projected at -33% 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $20k; list at $100k implies a 398% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,515 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.33% ✓
• Cap rate: 11.85%
• Cash-on-cash: 19.84%
• DSCR: 1.88
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 11.9%
• Equity multiple: 1.47×
• Total profit: $13,179
• Equity at exit: $14,836

10-year hold

• IRR: 20.9%
• Equity multiple: 2.76×
• Total profit: $49,093
• Equity at exit: $8,603

Cash invested: $27,860 (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 71701

• Home prices YoY: -20.5%
• Active inventory: 131
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,328 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$25 /mo · $300/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $461

Break-even live

Break-even rent $745

Max offer price $99,500

Occupancy floor 60%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $99,500 Active 58 DOM
2. 2026-06-18
   days on market $99,500 Active 57 DOM
3. 2026-06-17
   days on market $99,500 Active 56 DOM
4. 2026-06-16
   days on market $99,500 Active 55 DOM
5. 2026-06-15
   days on market $99,500 Active 54 DOM
6. 2026-06-14
   days on market $99,500 Active 52 DOM
7. 2026-06-12
   days on market $99,500 Active 51 DOM
8. 2026-06-09
   days on market $99,500 Active 48 DOM
9. 2026-06-08
   days on market $99,500 Active 47 DOM
10. 2026-06-07
    days on market $99,500 Active 46 DOM
11. 2026-06-05
    days on market $99,500 Active 44 DOM
12. 2026-06-04
    days on market $99,500 Active 42 DOM
13. 2026-06-02
    days on market $99,500 Active 41 DOM
14. 2026-06-01
    days on market $99,500 Active 40 DOM
15. 2026-05-31
    days on market $99,500 Active 39 DOM
16. 2026-05-31
    days on market $99,500 Active 38 DOM
17. 2026-04-21
    listed $99,500 New Listing 545-char remark

    Show marketing remark (545 chars)

    If you're searching for an affordable home, this charming 3-bedroom, 2-bath residence on 2.14 acres could be just what you need. The house features beautiful new luxury vinyl flooring throughout, along with central heating and air for year-round comfort. Situated on a level lot in the desirable East Camden area, it's conveniently located near local plants. Enjoy relaxing outdoors on the covered patio, and take advantage of the single-car carport. This property offers a wonderful combination of comfort, space, and location at a great value.

18. 2022-11-27
    soldstatus $20,000 232-char remark

    Show marketing remark (232 chars)

    Nice mobile home sitting on 2.14 acres on the outskirts of East Camden. Call Misty Nance at 8780-818-8212 or Coldwell Banker Thompson Realty at 870-837-1400. Lot size, year built, and square footage taken from courthouse records.

19. 2022-11-26
    listed $20,000 232-char remark

    Show marketing remark (232 chars)

    Nice mobile home sitting on 2.14 acres on the outskirts of East Camden. Call Misty Nance at 8780-818-8212 or Coldwell Banker Thompson Realty at 870-837-1400. Lot size, year built, and square footage taken from courthouse records.

20. 2022-11-26
    listed $20,000

    Show marketing remark (232 chars)

    Nice mobile home sitting on 2.14 acres on the outskirts of East Camden. Call Misty Nance at 8780-818-8212 or Coldwell Banker Thompson Realty at 870-837-1400. Lot size, year built, and square footage taken from courthouse records.

21. 2022-11-26
    historical

    Show marketing remark (232 chars)

    Nice mobile home sitting on 2.14 acres on the outskirts of East Camden. Call Misty Nance at 8780-818-8212 or Coldwell Banker Thompson Realty at 870-837-1400. Lot size, year built, and square footage taken from courthouse records.

22. 2010-02-01
    soldstatus $15,000

ⓘ 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: $300 · $25/mo
• Projected year-2 tax: $637 · $53/mo
• Expected delta: +$336/yr (+$28/mo · 111.9%)

ⓘ 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 6/10 Major 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $15,934
• − Mortgage interest: −$5,574
• − Property taxes: −$300
• − Insurance: −$498
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − Depreciation: −$2,895
• Taxable income: $4,119
• Est. tax owed @ 24.0%: −$988
• After-tax cash flow: $4,540/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: Camden Fairview School District
• NCES district ID: 0506060
• Math proficiency: 9% ▼ -16.00%
• Reading proficiency: 15% ▼ -12.00%
• Median HH income: $30,854
• Composite: 9.43/100
• National rank: #9853
• State rank: #229 of 238 in AR

Livability — Camden

• Score: 57/100
• State rank: #364
• US rank: #22245

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 17,883
• Population (ZIP): 17,883

Population outlook (Ouachita County) Hauer SSP2

• Today (2025): 21,485 people
• By 2030: 19,947 · -7.2%
• By 2040: 16,990 · -20.9%
• By 2050: 14,431 · -32.8%
• By 2075: 10,003 · -53.4%
• By 2100: 7,418 · -65.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 53% Black 39% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Ouachita

• 2024 margin: R (+19.1) · D 39.5% · R 58.6% · Other 1.8%
• 2008→2024 swing: -8.2pp toward R · 2008: -10.9pp · 2024: -19.1pp
• All cycles: 2024: R+19.1 2020: R+13.5 2016: R+10.4 2012: R+8.6 2008: R+10.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.10%
• Current HPI: 171.0106
• 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

+563.3% since first listed

6 events — show timeline

• 2026-04-21 Listed $99,500 CARMLS
• 2022-11-27 Sold (MLS) $20,000 CARMLS
• 2022-11-26 Listing Removed — CARMLS
• 2022-11-26 Listed $20,000 CARMLS
• 2022-11-26 Listed $20,000 CARMLS
• 2010-02-01 Sold (Public Records) $15,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $300 · +10.0% YoY. Source: county tax records.