1012 Martin Creek Rd · Ozark Acres, AR 72482

$59,800

3 bd · 1.0 ba · 1,890 sqft · Manufactured public records · 65 Days on market

Built 1992 1.00 ac lot ↓ 7% 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
• ARV discount +7.5/15.0
• Appreciation +4.0/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Fixer Upper on One Acre of Land. This house has 1,890 square feet of living space with 3 bedrooms, 1 bathroom, and living room. It's partially finished but still requires a lot of work. Situated on an acre of Martin Creek Road and being a nice sized house this would be a great investment project OR the way to get exactly what you want in a home.

Key facts

• Rural residential
• One acre of land
• 1 acre lot

Tags

• ONE ACRE OF LAND
• RURAL RESIDENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Highland School District (town): math 43% / reading 39% proficiency, ranked #66 of 238 in AR (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 61 active listings in the ZIP; 4 units permitted in Sharp County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $413 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Sharp County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.9% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $17k (22%) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,212 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% 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. 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.
5. 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.
6. 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: 1.71% ✓
• Cap rate: 14.18%
• Cash-on-cash: 28.17%
• DSCR: 2.25
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.7%
• Equity multiple: 2.08×
• Total profit: $18,154
• Equity at exit: $11,893

10-year hold

• IRR: 31.1%
• Equity multiple: 4.02×
• Total profit: $50,611
• Equity at exit: $10,430

Cash invested: $16,744 (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 72482

• Home prices YoY: -1.0%
• Active inventory: 61
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,021 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $897/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $393

Break-even live

Break-even rent $523

Max offer price $59,800

Occupancy floor 56%

Sensitivity live

Price	-10% $434	-5% $414	+0% $393	+5% $372	+10% $352
Rent	-10% $312	-5% $353	+0% $393	+5% $433	+10% $474
Rate	-1.0pp $423	-0.5pp $408	base $393	+0.5pp $378	+1.0pp $362

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: $14,950
• Closing costs: $1,794
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $59,800 Active 65 DOM
2. 2026-06-18
   days on market $59,800 Active 64 DOM
3. 2026-06-17
   days on market $59,800 Active 63 DOM
4. 2026-06-16
   days on market $59,800 Active 62 DOM
5. 2026-06-15
   days on market $59,800 Active 61 DOM
6. 2026-06-14
   days on market $59,800 Active 59 DOM
7. 2026-06-12
   days on market $59,800 Active 58 DOM
8. 2026-06-09
   days on market $59,800 Active 55 DOM
9. 2026-06-08
   days on market $59,800 Active 54 DOM
10. 2026-06-07
    days on market $59,800 Active 53 DOM
11. 2026-06-07
    days on market $59,800 Active 52 DOM
12. 2026-06-04
    days on market $59,800 Active 49 DOM
13. 2026-06-02
    days on market $59,800 Active 48 DOM
14. 2026-06-01
    days on market $59,800 Active 47 DOM
15. 2026-05-31
    days on market $59,800 Active 46 DOM
16. 2026-05-31
    days on market $59,800 Active 45 DOM
17. 2026-04-24
    price $67,800 347-char remark

    Show marketing remark (347 chars)

    Fixer Upper on One Acre of Land. This house has 1,890 square feet of living space with 3 bedrooms, 1 bathroom, and living room. It's partially finished but still requires a lot of work. Situated on an acre of Martin Creek Road and being a nice sized house this would be a great investment project OR the way to get exactly what you want in a home.

18. 2026-04-15
    historical
19. 2026-04-09
    listed $72,800 New Listing 347-char remark

    Show marketing remark (347 chars)

    Fixer Upper on One Acre of Land. This house has 1,890 square feet of living space with 3 bedrooms, 1 bathroom, and living room. It's partially finished but still requires a lot of work. Situated on an acre of Martin Creek Road and being a nice sized house this would be a great investment project OR the way to get exactly what you want in a home.

20. 2026-04-09
    listed $76,500 New Listing

    Show marketing remark (347 chars)

    Fixer Upper on One Acre of Land. This house has 1,890 square feet of living space with 3 bedrooms, 1 bathroom, and living room. It's partially finished but still requires a lot of work. Situated on an acre of Martin Creek Road and being a nice sized house this would be a great investment project OR the way to get exactly what you want in a home.

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $12,247
• − Mortgage interest: −$3,350
• − Property taxes: −$897
• − Insurance: −$299
• − Repairs & maintenance: −$980
• − Management: −$980
• − Depreciation: −$1,740
• Taxable income: $4,002
• Est. tax owed @ 24.0%: −$961
• After-tax cash flow: $3,756/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: Highland School District
• NCES district ID: 0507770
• Math proficiency: 43% ▼ -7.00%
• Reading proficiency: 39% ▼ -9.00%
• Median HH income: $32,066
• Composite: 33.63/100
• National rank: #5400
• State rank: #66 of 238 in AR

Livability — Ozark Acres

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

Census & demographics

• Population (ZIP): 1,481

Population outlook (Sharp County) Hauer SSP2

• Today (2025): 16,170 people
• By 2030: 15,711 · -2.8%
• By 2040: 14,974 · -7.4%
• By 2050: 14,420 · -10.8%
• By 2075: 13,235 · -18.2%
• By 2100: 11,492 · -28.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 7%
• Common ancestry: Lithuanian 4% Iranian 2% Portuguese 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Sharp

• 2024 margin: Solid R (+62.7) · D 17.7% · R 80.4% · Other 1.9%
• 2008→2024 swing: -33.7pp toward R · 2008: -28.9pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+60.0 2016: R+54.7 2012: R+38.8 2008: R+28.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.90%
• Current HPI: 194.2165
• 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

-6.9% since first listed

4 events — show timeline

• 2026-04-24 Price Changed $67,800 CARMLS
• 2026-04-15 Listing Removed — CARMLS
• 2026-04-09 Listed $76,500 CARMLS
• 2026-04-09 Listed $72,800 CARMLS

Property tax history

+4.6%/yr

Latest (2025): $43 · +0.0% YoY. Source: county tax records.