14683 Viney Grove Rd · Fayetteville, AR 72704

$224,999

3 bd · 1.5 ba · 1,768 sqft · Manufactured public records · 12 Days on market

Manufactured home Built 1996 2.30 ac lot

---

Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.4/30.0
• Livability +4.2/5.0
• Schools +3.6/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

1996 Double wide needs work. Beautiful site to live in mobile or build a new home. Split bedroom floor plan with a wheelchair ramp on the front. Rural water. Great view!

Key facts

• Private acres
• Front deck
• Concrete patio

Tags

• PRIVATE ACRES
• BEAUTIFUL VIEWS
• ILLINOIS RIVER
• BACK DECK
• FRONT DECK
• CONCRETE PATIO

Property features AI

Finance

• Other: Lot size approximately 2.3 acres
• HOA & community: Association fees billed monthly

Exterior

• Parking: Detached carport; Two covered parking spaces
• Security: Storm shelter
• Utilities: Cable available; Electricity available; Propane available; Septic available (septic tank); Water available (public and well)
• Home design: Single-story home; Mobile home model year 1996; Has a view; Entry/facing details not specified
• Construction: Vinyl siding; Asphalt shingle roof; Block, skirt and slab foundation
• Exterior features: Deck; Porch; Gravel driveway; Barn(s); Storage structure(s); Partial fencing; Storm shelter; Rural setting with views; Cleared areas and hardwood trees; Not in a subdivision; outside city limits; County/public/shared road frontage; Paved road surface

Interior

• Kitchen: Gas range; Dishwasher; Plumbed for ice maker; Electric water heater
• Flooring: Laminate flooring; Simulated wood flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Split bedrooms layout; Walk-in closet(s); No additional interior features listed
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $-287 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (18.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (28.7% below list).
• Recommended offer: $160k (28.7% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.5% in Fayetteville — 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 83/100 on livability (#3 in AR, #871 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment D+, crime D-.
• Prairie Grove School District (town): math 43% / reading 39% proficiency, ranked #50 of 238 in AR (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Prairie Grove Elem. School (math 52% / reading 38%, grade D-, #138 of 454 statewide, top 31%, 767 students, 37% FRL); Prairie Grove Middle School (math 53% / reading 36%, grade D, #61 of 201 statewide, top 32%, 512 students, 36% FRL); Prairie Grove High School (math 29% / reading 38%, grade F, #112 of 292 statewide, top 39%, 605 students, 33% FRL, charter) — zoned schools at 36% FRL track the district average.
• Market conditions: Rents rising (+2.2%/yr); 550 active listings in the ZIP; solid renter incomes; 3,494 units permitted in Washington County in 2024 (1,497 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.
• Washington County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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 $35k; list at $225k implies a 543% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $160,459 (28.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is D 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. 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?
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: 0.71% ✗
• Cap rate: 4.76%
• Cash-on-cash: -5.47%
• DSCR: 0.76
• GRM: 11.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.17% rent growth · sell at horizon

5-year hold

• IRR: -26.6%
• Equity multiple: 0.11×
• Total profit: $-56,062
• Equity at exit: $33,548

10-year hold

• IRR: -26.8%
• Equity multiple: -0.23×
• Total profit: $-77,644
• Equity at exit: $19,454

Cash invested: $63,000 (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 72704

• Home prices YoY: -20.2%
• Rents YoY: 2.2%
• Active inventory: 550
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,605 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $-287

Break-even live

Break-even rent $1,968

Max offer price $183,427

Occupancy floor —

Sensitivity live

Price	-10% $-132	-5% $-210	+0% $-287	+5% $-365	+10% $-443
Rent	-10% $-414	-5% $-351	+0% $-287	+5% $-224	+10% $-161
Rate	-1.0pp $-174	-0.5pp $-230	base $-287	+0.5pp $-346	+1.0pp $-405

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-08
   listed $224,999 Active 880-char remark
2. 2014-10-31
   soldstatus $35,000 169-char remark

   Show marketing remark (169 chars)

   1996 Double wide needs work. Beautiful site to live in mobile or build a new home. Split bedroom floor plan with a wheelchair ramp on the front. Rural water. Great view!

3. 2014-07-31
   listed $40,000 169-char remark

   Show marketing remark (169 chars)

   1996 Double wide needs work. Beautiful site to live in mobile or build a new home. Split bedroom floor plan with a wheelchair ramp on the front. Rural water. Great view!

ⓘ 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 5/10 Major 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $19,255
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,540
• − Management: −$1,540
• − Depreciation: −$6,545
• Taxable loss: −$7,475
• Est. tax savings @ 24.0%: +$1,794
• After-tax cash flow: $-1,654/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: Prairie Grove School District
• NCES district ID: 0511760
• Math proficiency: 43% ▼ -13.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $55,896
• Composite: 35.91/100
• National rank: #4808
• State rank: #50 of 238 in AR

Livability — Fayetteville

• Score: 83/100
• State rank: #3
• US rank: #871

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Washington County · 252,056 people
• City population: 118,228
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 32,497
• Household income: $96,014
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 883.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 271,748 people
• By 2030: 296,414 · +9.1%
• By 2040: 346,874 · +27.6%
• By 2050: 398,552 · +46.7%
• By 2075: 523,309 · +92.6%
• By 2100: 615,280 · +126.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 14% Hispanic / Latino 7% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Italian 3% Lithuanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 2% Other Asian/Pacific 1%

Political lean MEDSL · Washington

• 2024 margin: Lean R (+6.7) · D 45.1% · R 51.7% · Other 3.2%
• 2008→2024 swing: +6.4pp toward D · 2008: -13.1pp · 2024: -6.7pp
• All cycles: 2024: R+6.7 2020: R+3.9 2016: R+10.4 2012: R+16.3 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.44%
• Current HPI: 289.7478
• Rent YoY: ▲ 2.17%
• Metro: Fayetteville-Springdale-Rogers, 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

+462.5% since first listed

4 events — show timeline

• 2026-05-21 Pending — NWARMLS
• 2026-05-08 Listed $224,999 NWARMLS
• 2014-10-31 Sold (MLS) $35,000 NWARMLS
• 2014-07-31 Listed $40,000 NWARMLS

Property tax history

-11.1%/yr

Latest (2025): $206 · +13.6% YoY. Source: county tax records.