4834 Highway 236 E · Carlisle, AR 72024

$25,000

2 bd · 2.0 ba · 980 sqft · Manufactured public records · 4 Days on market

Built 1993

---

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
• Appreciation +6.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Quite Country One Acre tract of land with no restriction. Mobile Homes Ok. The old homestead has been removed and the lot cleaned up. Ready for a new owner. Owner may consider owner finacing the lot with at least 25% down for a short period of time. The property has had city water and electric and a septic tank. The condition of tank is unknown. There is also a well house still on property of which condition is unknown.

Key facts

• Wood floors
• Open concept
• 1000 gallon septic

Tags

• 1 ACRE LOT
• WOOD FLOORS
• OPEN CONCEPT
• 1000 GALLON SEPTIC
• CITY WATER
• UPGRADE ELECTRICAL PANEL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $25k.

Deal economics

• At list price, monthly cash flow is $529 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($862 rent vs $25k).

Location & tenants

• Location reads 57/100 on livability (#338 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime D, schools F, amenities F.
• Carlisle School District (rural): math 26% / reading 26% proficiency, ranked #177 of 238 in AR (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 15 active listings in the ZIP; 185 units permitted in Lonoke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $746 of equity ($173 loan paydown + $573 appreciation (2.3% local appreciation)).
• Lonoke County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.3% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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 $7k; list at $25k implies a 257% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $25,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
4. 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.
5. 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.
6. 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: 3.45% ✓
• Cap rate: 31.70%
• Cash-on-cash: 90.75%
• DSCR: 5.04
• GRM: 2.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 94.6%
• Equity multiple: 6.11×
• Total profit: $35,804
• Equity at exit: $10,257

10-year hold

• IRR: 94.5%
• Equity multiple: 12.63×
• Total profit: $81,394
• Equity at exit: $15,081

Cash invested: $7,000 (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 72024

• Home prices YoY: 1.5%
• Active inventory: 15
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $862 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$10 /mo · $122/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $529

Break-even live

Break-even rent $192

Max offer price $25,000

Occupancy floor 34%

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

Listing history 5 events

1. 2026-06-19
   days on market $25,000 Active 4 DOM
2. 2026-06-18
   days on market $25,000 Active 3 DOM
3. 2026-06-17
   days on market $25,000 Active 2 DOM
4. 2026-06-16
   remarks 307-char remark
5. 2026-06-16
   listed $25,000 Active 1 DOM

ⓘ 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: $122 · $10/mo
• Projected year-2 tax: $160 · $13/mo
• Expected delta: +$38/yr (+$3/mo · 31.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $10,346
• − Mortgage interest: −$1,400
• − Property taxes: −$122
• − Insurance: −$125
• − Repairs & maintenance: −$828
• − Management: −$828
• − Depreciation: −$727
• Taxable income: $6,316
• Est. tax owed @ 24.0%: −$1,516
• After-tax cash flow: $4,837/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: Carlisle School District
• NCES district ID: 0503960
• Math proficiency: 26% ▼ -13.00%
• Reading proficiency: 26% ▼ -14.00%
• Median HH income: $44,474
• Composite: 22.37/100
• National rank: #8119
• State rank: #177 of 238 in AR

Livability — Carlisle

• Score: 57/100
• State rank: #338
• US rank: #21691

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,142

Population outlook (Lonoke County) Hauer SSP2

• Today (2025): 78,072 people
• By 2030: 80,673 · +3.3%
• By 2040: 84,977 · +8.8%
• By 2050: 87,778 · +12.4%
• By 2075: 91,398 · +17.1%
• By 2100: 87,858 · +12.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 6% Two or more races 4%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 0% · Canada

Political lean MEDSL · Lonoke

• 2024 margin: Solid R (+53.7) · D 22.2% · R 75.8% · Other 2.0%
• 2008→2024 swing: -6.2pp toward R · 2008: -47.5pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+52.8 2016: R+53.3 2012: R+50.9 2008: R+47.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.29%
• Current HPI: 156.5743
• 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

+100.0% since first listed

4 events — show timeline

• 2026-06-16 Listed $25,000 FSBO.com
• 2013-06-20 Sold (MLS) $7,000 CARMLS
• 2013-05-14 Listing Removed — CARMLS
• 2013-03-25 Listed $12,500 CARMLS

Property tax history

-11.0%/yr

Latest (2025): $122 · +0.0% YoY. Source: county tax records.