16006 Camp Newell Rd · Ozark, AR 72949

$29,000

1 bd · 1.0 ba · 1,680 sqft · Manufactured public records · 25 Days on market

Built 1979 1.00 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 +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits on this 1.03+/- acre property in Franklin County at 16006 Camp Newell, Ozark, AR. Built in 1979, this 1,680 sqft home offers potential for renovation, investment, or a future project for buyers ready to bring their vision to life. The property includes 1 bathroom and is being sold as-is. Limited information is available regarding the condition, age, or details of the interior improvements. The home will require significant repairs and updates. Convenient rural location with space to create your own setup while still being within reach of Ozark amenities. Property details taken from public records. Buyers are encouraged to conduct their own inspections and due diligence re

Key facts

• Rural location
• Acre property
• Space to create

Tags

• ACRE PROPERTY
• RURAL LOCATION
• POTENTIAL FOR RENOVATION
• SPACE TO CREATE

Property features AI

Exterior

• Parking: No dedicated parking
• Utilities: Electricity available
• Home design: Single-family residence (freestanding); Residential property
• Construction: Brick construction; Block foundation; Built above grade (finished area reported)
• Exterior features: Composition roof; Approximately 1.0 acre lot

Interior

• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Vinyl flooring; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $29k.

Deal economics

• At list price, monthly cash flow is $595 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($979 rent vs $29k).
• Recommended offer: $29k (1.5% below list) — sets the bar for market timing.
• Cap rate 30.9% vs local median 3.1% in Ozark — 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 60/100 on livability (#258 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Ozark School District (town): math 41% / reading 38% proficiency, ranked #80 of 238 in AR (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ozark Upper Elementary School (math 40% / reading 31%, grade F, #250 of 454 statewide, top 55%, 267 students, 57% FRL); Ozark Middle School (math 57% / reading 41%, grade C-, #37 of 201 statewide, top 18%, 234 students, 56% FRL).
• Market conditions: 82 active listings in the ZIP; 23 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $200 of loan paydown is wiped out by about $870 of value loss. Plan a longer hold.
• Franklin County population projected at -16% 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($29k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $28,565 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.37% ✓
• Cap rate: 30.92%
• Cash-on-cash: 87.95%
• DSCR: 4.91
• GRM: 2.5

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: 88.5%
• Equity multiple: 5.09×
• Total profit: $33,204
• Equity at exit: $4,324

10-year hold

• IRR: 91.5%
• Equity multiple: 10.57×
• Total profit: $77,722
• Equity at exit: $2,507

Cash invested: $8,120 (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 72949

• Home prices YoY: -14.4%
• Active inventory: 82
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $979 medium
• Mortgage (P&I): −$152
• Tax from tax record: −$14 /mo · $165/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $595

Break-even live

Break-even rent $225

Max offer price $29,000

Occupancy floor 34%

Sensitivity live

Price	-10% $612	-5% $603	+0% $595	+5% $587	+10% $579
Rent	-10% $518	-5% $556	+0% $595	+5% $634	+10% $672
Rate	-1.0pp $610	-0.5pp $602	base $595	+0.5pp $588	+1.0pp $580

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: $7,250
• Closing costs: $870
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $29,000 Active 25 DOM
2. 2026-06-18
   days on market $29,000 Active 22 DOM
3. 2026-06-17
   days on market $29,000 Active 21 DOM
4. 2026-06-16
   days on market $29,000 Active 20 DOM
5. 2026-06-15
   days on market $29,000 Active 19 DOM
6. 2026-06-14
   days on market $29,000 Active 17 DOM
7. 2026-06-10
   days on market $29,000 Active 14 DOM
8. 2026-06-09
   days on market $29,000 Active 13 DOM
9. 2026-06-08
   days on market $29,000 Active 12 DOM
10. 2026-06-07
    days on market $29,000 Active 11 DOM
11. 2026-06-05
    days on market $29,000 Active 8 DOM
12. 2026-06-03
    days on market $29,000 Active 7 DOM
13. 2026-06-02
    days on market $29,000 Active 6 DOM
14. 2026-06-01
    days on market $29,000 Active 5 DOM
15. 2026-05-31
    days on market $29,000 Active 4 DOM
16. 2026-05-31
    days on market $29,000 Active 3 DOM
17. 2026-05-28
    listed $29,000 Active

ⓘ 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: $165 · $14/mo
• Projected year-2 tax: $186 · $15/mo
• Expected delta: +$20/yr (+$2/mo · 12.3%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $11,742
• − Mortgage interest: −$1,624
• − Property taxes: −$165
• − Insurance: −$145
• − Repairs & maintenance: −$939
• − Management: −$939
• − Depreciation: −$844
• Taxable income: $7,085
• Est. tax owed @ 24.0%: −$1,700
• After-tax cash flow: $5,441/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: Ozark School District
• NCES district ID: 0511010
• Math proficiency: 41% ▼ -9.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $33,306
• Composite: 32.5/100
• National rank: #5703
• State rank: #80 of 238 in AR

Livability — Ozark

• Score: 60/100
• State rank: #258
• US rank: #18601

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,474

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 16,946 people
• By 2030: 16,403 · -3.2%
• By 2040: 15,303 · -9.7%
• By 2050: 14,243 · -16.0%
• By 2075: 12,136 · -28.4%
• By 2100: 10,443 · -38.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 11% Hispanic / Latino 3%
• Common ancestry: Lithuanian 1% Serbian 1% Portuguese 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+62.4) · D 17.7% · R 80.1% · Other 2.2%
• 2008→2024 swing: -23.1pp toward R · 2008: -39.3pp · 2024: -62.4pp
• All cycles: 2024: R+62.4 2020: R+61.4 2016: R+54.6 2012: R+44.4 2008: R+39.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.41%
• Current HPI: 180.3194
• 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

1 event — show timeline

• 2026-05-28 Listed $29,000 OGAR

Property tax history

-2.9%/yr

Latest (2025): $165 · +0.0% YoY. Source: county tax records.