20 County Road 383 · Wynne, AR 72396

$97,000

2 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 35 Days on market

Built 1984 0.45 ac lot Est $78k · 25% over

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Why this score? — see what drove the D+ 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 +23.8/30.0
• DSCR +7.7/10.0
• 1% rule +4.8/10.0
• Schools +3.2/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2 bedroom, 2 bathroom home sits on a peaceful spot of land off of Highway 64 and comes fully furnished. It offers a spacious living area, large fenced-in yard, and a covered porch on the front and back.

Key facts

• Inviting front porch
• New metal carport
• Remodeled kitchen

Tags

• UPDATED BATHROOMS
• REMODELED KITCHEN
• NEW HVAC SYSTEM
• NEW METAL CARPORT
• FULLY FENCED LOT
• INVITING FRONT PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $97k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (2.0% below list).
• Recommended offer: $94k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.5% in Wynne — 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 54/100 on livability (#427 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, health & safety A; Watch: schools D, crime F, amenities F.
• Wynne School District (town): math 36% / reading 39% proficiency, ranked #96 of 238 in AR (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 99 active listings in the ZIP; 17 units permitted in Cross County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $671 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cross County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $53k; list at $97k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,090 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 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?
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. 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: 0.98% ✗
• Cap rate: 8.59%
• Cash-on-cash: 8.22%
• DSCR: 1.37
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $77,672
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 County Road 383	0.00mi	2/2.0	1,064 (0%)	2mo	$78,000	$73	98

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

Projected returns pro-forma

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

5-year hold

• IRR: -3.9%
• Equity multiple: 0.86×
• Total profit: $-3,921
• Equity at exit: $14,463

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $11,638
• Equity at exit: $8,387

Cash invested: $27,160 (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 72396

• Home prices YoY: -17.6%
• Active inventory: 99
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $951 medium
• Mortgage (P&I): −$509
• Tax from tax record: −$16 /mo · $194/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $186

Break-even live

Break-even rent $716

Max offer price $97,000

Occupancy floor 75%

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-06
   status Under Contract
2. 2026-04-02
   status Back on Market
3. 2026-02-20
   historical
4. 2026-01-19
   listed $97,000 New Listing
5. 2023-12-07
   soldstatus $53,000 Closed 207-char remark

   Show marketing remark (207 chars)

   This 2 bedroom, 2 bathroom home sits on a peaceful spot of land off of Highway 64 and comes fully furnished. It offers a spacious living area, large fenced-in yard, and a covered porch on the front and back.

6. 2023-11-14
   status Pending 207-char remark

   Show marketing remark (207 chars)

   This 2 bedroom, 2 bathroom home sits on a peaceful spot of land off of Highway 64 and comes fully furnished. It offers a spacious living area, large fenced-in yard, and a covered porch on the front and back.

7. 2023-10-26
   listed $65,000 Active 207-char remark

   Show marketing remark (207 chars)

   This 2 bedroom, 2 bathroom home sits on a peaceful spot of land off of Highway 64 and comes fully furnished. It offers a spacious living area, large fenced-in yard, and a covered porch on the front and back.

ⓘ 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: $194 · $16/mo
• Projected year-2 tax: $621 · $52/mo
• Expected delta: +$427/yr (+$36/mo · 220.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $11,412
• − Mortgage interest: −$5,434
• − Property taxes: −$194
• − Insurance: −$485
• − Repairs & maintenance: −$913
• − Management: −$913
• − Depreciation: −$2,822
• Taxable income: $652
• Est. tax owed @ 24.0%: −$156
• After-tax cash flow: $2,076/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: Wynne School District
• NCES district ID: 0514430
• Math proficiency: 36% ▼ -8.00%
• Reading proficiency: 39% ▼ -7.00%
• Median HH income: $40,508
• Composite: 31.51/100
• National rank: #5970
• State rank: #96 of 238 in AR

Livability — Wynne

• Score: 54/100
• State rank: #427
• US rank: #24166

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

• Population (ZIP): 12,854

Population outlook (Cross County) Hauer SSP2

• Today (2025): 16,293 people
• By 2030: 15,636 · -4.0%
• By 2040: 14,312 · -12.2%
• By 2050: 13,050 · -19.9%
• By 2075: 10,362 · -36.4%
• By 2100: 7,873 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 20% Two or more races 9% Hispanic / Latino 3%
• Common ancestry: Italian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 2%
• Languages at home: 97% English-only · Arabic 2% Spanish 1%

Political lean MEDSL · Cross

• 2024 margin: Solid R (+47.6) · D 25.1% · R 72.7% · Other 2.1%
• 2008→2024 swing: -22.2pp toward R · 2008: -25.4pp · 2024: -47.6pp
• All cycles: 2024: R+47.6 2020: R+45.7 2016: R+37.8 2012: R+29.8 2008: R+25.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.26%
• Current HPI: 184.1112
• 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

+49.2% since first listed

7 events — show timeline

• 2026-04-06 Pending — CARMLS
• 2026-04-02 Relisted — CARMLS
• 2026-02-20 Listing Removed — CARMLS
• 2026-01-19 Listed $97,000 CARMLS
• 2023-12-07 Sold (MLS) $53,000 EARA
• 2023-11-14 Pending — EARA
• 2023-10-26 Listed $65,000 EARA

Property tax history

+0.9%/yr

Latest (2021): $194 · +0.0% YoY. Source: county tax records.