101 Crews St · Palestine, AR 72372

$74,900

4 bd · 2.0 ba · 2,128 sqft · Manufactured public records · 110 Days on market

Built 2018 7,404 sqft lot $35/sqft · 351% 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 +6.3/10.0
• Schools +3.3/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious 4-bedroom mobile home offering great potential for the right buyer. Property is being sold AS-IS with no repairs to be made by seller. Ideal for investors or buyers looking to renovate and customize. Priced accordingly—schedule your showing today.

Key facts

• 7,404 sq ft lot
• Built 2018
• Listed 110 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $75k.

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 ($1k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#420 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools D, crime F, amenities F.
• Palestine-Wheatley School District (rural): math 35% / reading 44% proficiency, ranked #72 of 238 in AR (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 93% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 4 active listings in the ZIP; 3 units permitted in St. Francis County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($518 loan paydown + $2k appreciation (2.6% local appreciation)).
• St. Francis County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($68k) 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 $30k; list at $75k implies a 150% gain — meaningful room to come down on a strong offer.

Recommended offer $68,159 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
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: 1.65% ✓
• Cap rate: 13.65%
• Cash-on-cash: 26.27%
• DSCR: 2.17
• GRM: 5.0

CMA / ARV

• ARV (median comp): $16,598
• List price: $74,900
• Delta: 351.26%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

2.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.6%
• Equity multiple: 2.76×
• Total profit: $36,833
• Equity at exit: $32,133

10-year hold

• IRR: 32.3%
• Equity multiple: 5.39×
• Total profit: $92,008
• Equity at exit: $48,351

Cash invested: $20,972 (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 72372

• Home prices YoY: 1.3%
• Active inventory: 4
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,236 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $459

Break-even live

Break-even rent $655

Max offer price $74,900

Occupancy floor 58%

Sensitivity live

Price	-10% $511	-5% $485	+0% $459	+5% $433	+10% $407
Rent	-10% $361	-5% $410	+0% $459	+5% $508	+10% $557
Rate	-1.0pp $497	-0.5pp $478	base $459	+0.5pp $440	+1.0pp $420

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $74,900 Active 110 DOM
2. 2026-06-18
   days on market $74,900 Active 109 DOM
3. 2026-06-17
   days on market $74,900 Active 108 DOM
4. 2026-06-16
   days on market $74,900 Active 107 DOM
5. 2026-06-15
   days on market $74,900 Active 106 DOM
6. 2026-06-14
   days on market $74,900 Active 104 DOM
7. 2026-06-12
   days on market $74,900 Active 103 DOM
8. 2026-06-09
   days on market $74,900 Active 100 DOM
9. 2026-06-08
   days on market $74,900 Active 99 DOM
10. 2026-06-07
    days on market $74,900 Active 98 DOM
11. 2026-06-05
    days on market $74,900 Active 96 DOM
12. 2026-06-04
    days on market $74,900 Active 94 DOM
13. 2026-06-02
    days on market $74,900 Active 93 DOM
14. 2026-06-01
    days on market $74,900 Active 92 DOM
15. 2026-05-31
    days on market $74,900 Active 91 DOM
16. 2026-05-31
    days on market $74,900 Active 90 DOM
17. 2026-04-01
    status Active 262-char remark

    Show marketing remark (262 chars)

    Spacious 4-bedroom mobile home offering great potential for the right buyer. Property is being sold AS-IS with no repairs to be made by seller. Ideal for investors or buyers looking to renovate and customize. Priced accordingly—schedule your showing today.

18. 2026-03-27
    status Pending 262-char remark

    Show marketing remark (262 chars)

    Spacious 4-bedroom mobile home offering great potential for the right buyer. Property is being sold AS-IS with no repairs to be made by seller. Ideal for investors or buyers looking to renovate and customize. Priced accordingly—schedule your showing today.

19. 2026-02-24
    listed $74,900 Active 262-char remark

    Show marketing remark (262 chars)

    Spacious 4-bedroom mobile home offering great potential for the right buyer. Property is being sold AS-IS with no repairs to be made by seller. Ideal for investors or buyers looking to renovate and customize. Priced accordingly—schedule your showing today.

20. 2015-01-27
    soldstatus $30,000
21. 2012-08-20
    soldstatus $19,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,837
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$2,179
• Taxable income: $4,591
• Est. tax owed @ 24.0%: −$1,102
• After-tax cash flow: $4,408/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: Palestine-Wheatley School District
• NCES district ID: 0500051
• Math proficiency: 35% ▼ -4.00%
• Reading proficiency: 44% ▼ -7.00%
• Median HH income: $36,419
• Composite: 32.75/100
• National rank: #5635
• State rank: #72 of 238 in AR

Livability — Palestine

• Score: 54/100
• State rank: #420
• US rank: #23921

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palestine, AR
• Population (ZIP): 1,696

Population outlook (St. Francis County) Hauer SSP2

• Today (2025): 24,387 people
• By 2030: 23,269 · -4.6%
• By 2040: 21,122 · -13.4%
• By 2050: 19,281 · -20.9%
• By 2075: 15,222 · -37.6%
• By 2100: 11,449 · -53.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 25% Two or more races 3%
• Common ancestry: Italian 1% Slovak 1%
• Foreign-born: 3%
• Languages at home: 97% English-only · German/W. Germanic 3%

Political lean MEDSL · St. Francis

• 2024 margin: Toss-up / Even · D 49.4% · R 48.6% · Other 2.0%
• 2008→2024 swing: -15.8pp toward R · 2008: 16.5pp · 2024: 0.7pp
• All cycles: 2024: D+0.7 2020: D+5.1 2016: D+11.3 2012: D+17.0 2008: D+16.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.63%
• Current HPI: 209.2637
• 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

+294.2% since first listed

5 events — show timeline

• 2026-04-01 Relisted — EARA
• 2026-03-27 Pending — EARA
• 2026-02-24 Listed $74,900 EARA
• 2015-01-27 Sold (Public Records) $30,000 Public Records
• 2012-08-20 Sold (Public Records) $19,000 Public Records

Property tax history

-40.9%/yr

Latest (2025): $1 · -99.0% YoY. Source: county tax records.