964 Grange Rd · Strawberry, AR 72521

$63,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 15 Days on market

Built 2015 2.93 ac lot

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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
• Schools +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Manufactured Home with 3 bedrooms, 2 bathrooms located on 2.93 acres. Paved road, beautiful area! The following Flood Zone information has been obtained for the property, Flood Zone Designation: A. Systems are not guaranteed to work. Earnest Money is required. Agents see additional remarks. Will not work for all loan types. Grange-Calamine Water Association, North Arkansas Electric Cooperative.

Key facts

• 2.93 acre lot
• Built 2015
• Listed 15 days

Property features AI

Finance

• Other: Approximately 2.93 acres; Approximate interior area reported as 1,152 (see remarks for source)
• Financial info: Potential financing: other (see remarks)

Exterior

• Parking: Other parking (see remarks)
• Utilities: Septic system; Other utilities (see remarks)
• Home design: Single-wide mobile home; Metal/vinyl siding; Entry level and facing direction: see remarks
• Construction: 3-tab shingle roof; Crawl space foundation
• Exterior features: Deck; Paved road access; Sloped and level lot areas

Interior

• Kitchen: Kitchen equipment: other (see remarks)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Other interior features (see remarks); Carpet and vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $63k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $63k).
• Recommended offer: $62k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#361 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Cave City School District (rural): math 38% / reading 40% proficiency, ranked #87 of 238 in AR (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cave City Elementary School (math 39% / reading 41%, grade F, #203 of 454 statewide, top 45%, 576 students, 74% FRL); Cave City High Career & Collegiate Preparatory School (math 27% / reading 37%, grade F, #119 of 292 statewide, top 43%, 371 students, 72% FRL, charter).
• Market conditions: 12 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 (-3.0%/yr); year-one equity from $436 of loan paydown is wiped out by about $2k 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 (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($62k) 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 $8k; list at $63k implies a 688% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major 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 $62,055 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.83% ✓
• Cap rate: 15.36%
• Cash-on-cash: 32.39%
• DSCR: 2.44
• GRM: 4.6

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: 17.2%
• Equity multiple: 1.69×
• Total profit: $12,233
• Equity at exit: $9,394

10-year hold

• IRR: 25.7%
• Equity multiple: 3.26×
• Total profit: $39,810
• Equity at exit: $5,447

Cash invested: $17,640 (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 72521

• Home prices YoY: -5.7%
• Active inventory: 12
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,154 medium
• Mortgage (P&I): −$330
• Tax est. 1.5%: −$79 /mo · $945/yr
• Insurance: −$26
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $351

Break-even live

Break-even rent $710

Max offer price $63,000

Occupancy floor 65%

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: $15,750
• Closing costs: $1,890
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-17
   status $63,000 Under Contract 15 DOM
2. 2026-06-16
   days on market $63,000 Active 15 DOM
3. 2026-06-15
   days on market $63,000 Active 14 DOM
4. 2026-06-14
   days on market $63,000 Active 12 DOM
5. 2026-06-12
   days on market $63,000 Active 11 DOM
6. 2026-06-09
   days on market $63,000 Active 8 DOM
7. 2026-06-08
   statusdays on market $63,000 Active 7 DOM
8. 2026-06-07
   days on market $63,000 New Listing 6 DOM
9. 2026-06-07
   days on market $63,000 New Listing 5 DOM
10. 2026-06-02
    remarks 397-char remark
11. 2026-06-02
    listed $63,000 New Listing 1 DOM

ⓘ 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 9/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,845
• − Mortgage interest: −$3,529
• − Property taxes: −$945
• − Insurance: −$1,817
• − Repairs & maintenance: −$1,108
• − Management: −$1,108
• − Depreciation: −$1,833
• Taxable income: $3,505
• Est. tax owed @ 24.0%: −$841
• After-tax cash flow: $3,369/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: Cave City School District
• NCES district ID: 0504050
• Math proficiency: 38% ▼ -12.00%
• Reading proficiency: 40% ▼ -8.00%
• Median HH income: $33,795
• Composite: 32.11/100
• National rank: #5801
• State rank: #87 of 238 in AR

Livability — Strawberry

• Score: 57/100
• State rank: #361
• US rank: #22191

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,176

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 (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Slovak 2% Iranian 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -12.26%
• Current HPI: 204.6396
• 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

+687.5% since first listed

3 events — show timeline

• 2026-05-30 Listed $63,000 CARMLS
• 2026-05-30 Listed $63,000 NEABOR MLS
• 2002-08-16 Sold (Public Records) $8,000 Public Records

Property tax history

-12.4%/yr

Latest (2025): $25 · -23.7% YoY. Source: county tax records.