265 Crooked Branch Rd · Dover, AR 72837

$79,900

2 bd · 2.0 ba · 1,200 sqft · Manufactured · 14 Days on market

Built 1991 Poor condition 1.50 ac lot $67/sqft · at area comps Est $66k · 21% over ↓ 3% since listing

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +1.6/10.0
• Condition / age +1.0/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

This is your opportunity to own a beautiful property with a mobile home, nestled in a private and peaceful area.

Key facts

• Peaceful area
• Private area
• 1.5 acre lot

Tags

• PRIVATE AREA
• PEACEFUL AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 11.2% vs local median 3.8% in Dover — 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 70/100 on livability (#59 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools C-, amenities F, commute F.
• Dover School District (rural): math 44% / reading 49% proficiency, ranked #30 of 238 in AR (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 102 active listings in the ZIP; 55 units permitted in Pope County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Pope County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask is 93900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $79,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.39% ✓
• Cap rate: 11.21%
• Cash-on-cash: 17.57%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (median comp): $66,194
• List price: $79,900
• Delta: 20.71%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.0%
• Equity multiple: 1.35×
• Total profit: $7,927
• Equity at exit: $11,913

10-year hold

• IRR: 18.2%
• Equity multiple: 2.51×
• Total profit: $33,829
• Equity at exit: $6,908

Cash invested: $22,372 (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 72837

• Home prices YoY: -2.8%
• Active inventory: 102
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,113 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $327

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 66%

Sensitivity live

Price	-10% $383	-5% $355	+0% $327	+5% $300	+10% $272
Rent	-10% $240	-5% $284	+0% $327	+5% $371	+10% $415
Rate	-1.0pp $368	-0.5pp $348	base $327	+0.5pp $307	+1.0pp $286

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $79,900 Active 14 DOM
2. 2026-06-18
   days on market $79,900 Active 13 DOM
3. 2026-06-17
   days on market $79,900 Active 12 DOM
4. 2026-06-16
   days on market $79,900 Active 11 DOM
5. 2026-06-15
   days on market $79,900 Active 10 DOM
6. 2026-06-14
   days on market $79,900 Active 8 DOM
7. 2026-06-12
   statusdays on market $79,900 Active 7 DOM
8. 2026-06-09
   days on market $79,900 New Listing 4 DOM
9. 2026-06-08
   days on market $79,900 New Listing 3 DOM
10. 2026-06-07
    statusdays on marketlisting id $79,900 New Listing 2 DOM
11. 2026-06-05
    days on market $79,900 Active 182 DOM
12. 2026-06-03
    days on market $79,900 Active 181 DOM
13. 2026-06-02
    days on market $79,900 Active 180 DOM
14. 2026-06-01
    days on market $79,900 Active 179 DOM
15. 2026-05-31
    days on market $79,900 Active 178 DOM
16. 2026-05-30
    days on market $79,900 Active 177 DOM
17. 2026-04-27
    status Active 112-char remark

    Show marketing remark (112 chars)

    This is your opportunity to own a beautiful property with a mobile home, nestled in a private and peaceful area.

18. 2026-04-21
    status Pending 112-char remark

    Show marketing remark (112 chars)

    This is your opportunity to own a beautiful property with a mobile home, nestled in a private and peaceful area.

19. 2026-03-02
    price $82,500 112-char remark

    Show marketing remark (112 chars)

    This is your opportunity to own a beautiful property with a mobile home, nestled in a private and peaceful area.

20. 2025-11-29
    price $85,000 112-char remark

    Show marketing remark (112 chars)

    This is your opportunity to own a beautiful property with a mobile home, nestled in a private and peaceful area.

21. 2025-11-21
    listed $85 Active 112-char remark

    Show marketing remark (112 chars)

    This is your opportunity to own a beautiful property with a mobile home, nestled in a private and peaceful area.

ⓘ 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: $13,362
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$2,324
• Taxable income: $2,826
• Est. tax owed @ 24.0%: −$678
• After-tax cash flow: $3,252/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This mobile home requires extensive repairs and improvements to its roof and exterior, as well as landscaping and curb appeal to increase its resale and rental value.

Repairs flagged

• Major Mobile home roof — Rusty metal roof
• Major Mobile home exterior — Visible rust and wear

Value-add opportunities

• Resale Mobile home roof replacement — A new roof would significantly improve the home's appearance and value
• Resale Mobile home exterior repair — Repairing the rust and wear would enhance the home's curb appeal and value
• Both Landscaping and curb appeal — A well-maintained yard and curb appeal would attract buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Mobile home roof · Rusty metal roof	Major	$15,000–50,000
Mobile home exterior · Visible rust and wear	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Resale Mobile home roof replacement — A new roof would significantly improve the home's appearance and value ↑
• Resale Mobile home exterior repair — Repairing the rust and wear would enhance the home's curb appeal and value ↑
• Both Landscaping and curb appeal — A well-maintained yard and curb appeal would attract buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Dover School District
• NCES district ID: 0505430
• Math proficiency: 44% ▼ -10.00%
• Reading proficiency: 49% ▼ -9.00%
• Median HH income: $41,423
• Composite: 39.05/100
• National rank: #4061
• State rank: #30 of 238 in AR

Livability — Dover

• Score: 70/100
• State rank: #59
• US rank: #8001

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,498

Population outlook (Pope County) Hauer SSP2

• Today (2025): 66,303 people
• By 2030: 67,635 · +2.0%
• By 2040: 70,046 · +5.6%
• By 2050: 72,107 · +8.8%
• By 2075: 78,042 · +17.7%
• By 2100: 82,343 · +24.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Slovak 3% Lithuanian 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Pope

• 2024 margin: Solid R (+52.2) · D 22.7% · R 74.9% · Other 2.4%
• 2008→2024 swing: -8.9pp toward R · 2008: -43.3pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+50.4 2016: R+50.5 2012: R+47.2 2008: R+43.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.85%
• Current HPI: 238.3337
• 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

-2.9% since first listed

5 events — show timeline

• 2026-04-27 Relisted — NWARMLS
• 2026-04-21 Pending — NWARMLS
• 2026-03-02 Price Changed $82,500 NWARMLS
• 2025-11-29 Price Changed $85,000 NWARMLS
• 2025-11-21 Listed $85 NWARMLS