193 Mahan Dr · Center Ridge, AR 72027

$109,900

2 bd · 1.0 ba · 1,325 sqft · SingleFamily public records · 9 Days on market

Built 1983 1.00 ac lot

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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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• 1% rule +4.9/10.0
• Schools +4.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming country home situated on approximately 1 acre in the peaceful Center Ridge area! This one-level brick home offers rustic character throughout with warm wood accents, spacious living areas, a cozy fireplace, and a separate laundry room for added convenience. Originally a 3-bedroom home, one bedroom was combined to create an enlarged primary bedroom with additional space and comfort. Recent updates include a roof replacement and installation of a central HVAC system approximately 3 years ago. Enjoy relaxing mornings and evenings from the large covered porch overlooking the scenic rural setting. The property also features an attached storage/work area with concrete flooring, a storage building, concrete driveway, and plenty of outdoor space to enjoy country living while still being conveniently located to surrounding communities.

Key facts

• One level brick home
• Roof replacement
• Central hvac system

Tags

• ONE LEVEL BRICK HOME
• COZY FIREPLACE
• SEPARATE LAUNDRY ROOM
• ENLARGED PRIMARY BEDROOM
• ROOF REPLACEMENT
• CENTRAL HVAC SYSTEM

Property features AI

Finance

• Financial info: Financing options include VA, FHA, Conventional, Cash, and Rural Development

Exterior

• Parking: Parking pads
• Utilities: Septic system; Well water; Electric (Co-op); Propane/butane gas (tank owned)
• Home design: Brick exterior; Crawl space foundation
• Construction: Metal and architectural shingle roof
• Exterior features: Porch; Covered patio; Outside storage area; Level lot; Rural property; Not in a subdivision; Mountain and vista views; Paved road access

Interior

• Kitchen: Built-in stove; Gas range
• Flooring: Carpet; Vinyl; Concrete
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Gas water heater; Ceiling fans; Gas-starter fireplace
• Laundry & utility: Laundry room; Workshop/Craft room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $202 ($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 $108k (1.4% below list).
• Recommended offer: $108k (1.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#291 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment C-, crime F, amenities F.
• Nemo Vista School District (rural): math 45% / reading 50% proficiency, ranked #27 of 238 in AR (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Nemo Vista Elementary School (math 47% / reading 42%, grade F, #143 of 454 statewide, top 36%, 303 students, 60% FRL); Nemo Vista Middle School (math 47% / reading 62%, grade B-, #22 of 201 statewide, top 12%, 99 students, 62% FRL); Nemo Vista High School (math 34% / reading 44%, grade F, #48 of 292 statewide, top 19%, 136 students, 52% FRL).
• Market conditions: 9 active listings in the ZIP; 15 units permitted in Conway County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($760 loan paydown + $3k appreciation (3.0% local appreciation)).
• Conway 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Climate carrying-cost: major 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 $108,339 (1.4% below list)

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. 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?
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: 0.99% ✗
• Cap rate: 8.49%
• Cash-on-cash: 7.86%
• DSCR: 1.35
• GRM: 8.5

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: 14.8%
• Equity multiple: 1.85×
• Total profit: $26,029
• Equity at exit: $49,416

10-year hold

• IRR: 16.5%
• Equity multiple: 3.42×
• Total profit: $74,619
• Equity at exit: $76,156

Cash invested: $30,772 (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 72027

• Active inventory: 9
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,083 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$32 /mo · $386/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $202

Break-even live

Break-even rent $828

Max offer price $109,900

Occupancy floor 76%

Sensitivity live

Price	-10% $264	-5% $233	+0% $202	+5% $170	+10% $139
Rent	-10% $116	-5% $159	+0% $202	+5% $244	+10% $287
Rate	-1.0pp $257	-0.5pp $230	base $202	+0.5pp $173	+1.0pp $144

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-11
   listed $109,900 New Listing 847-char remark

   Show marketing remark (847 chars)

   Charming country home situated on approximately 1 acre in the peaceful Center Ridge area! This one-level brick home offers rustic character throughout with warm wood accents, spacious living areas, a cozy fireplace, and a separate laundry room for added convenience. Originally a 3-bedroom home, one bedroom was combined to create an enlarged primary bedroom with additional space and comfort. Recent updates include a roof replacement and installation of a central HVAC system approximately 3 years ago. Enjoy relaxing mornings and evenings from the large covered porch overlooking the scenic rural setting. The property also features an attached storage/work area with concrete flooring, a storage building, concrete driveway, and plenty of outdoor space to enjoy country living while still being conveniently located to surrounding communities.

2. 2026-05-11
   listed $109,900 Active 847-char remark

   Show marketing remark (847 chars)

   Charming country home situated on approximately 1 acre in the peaceful Center Ridge area! This one-level brick home offers rustic character throughout with warm wood accents, spacious living areas, a cozy fireplace, and a separate laundry room for added convenience. Originally a 3-bedroom home, one bedroom was combined to create an enlarged primary bedroom with additional space and comfort. Recent updates include a roof replacement and installation of a central HVAC system approximately 3 years ago. Enjoy relaxing mornings and evenings from the large covered porch overlooking the scenic rural setting. The property also features an attached storage/work area with concrete flooring, a storage building, concrete driveway, and plenty of outdoor space to enjoy country living while still being conveniently located to surrounding communities.

ⓘ 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: $386 · $32/mo
• Projected year-2 tax: $703 · $59/mo
• Expected delta: +$317/yr (+$26/mo · 82.1%)

ⓘ 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 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $13,001
• − Mortgage interest: −$6,156
• − Property taxes: −$386
• − Insurance: −$550
• − Repairs & maintenance: −$1,040
• − Management: −$1,040
• − Depreciation: −$3,197
• Taxable income: $632
• Est. tax owed @ 24.0%: −$152
• After-tax cash flow: $2,267/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: Nemo Vista School District
• NCES district ID: 0510410
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 50% ▼ -6.00%
• Median HH income: $43,046
• Composite: 40.03/100
• National rank: #3822
• State rank: #27 of 238 in AR

Livability — Center Ridge

• Score: 59/100
• State rank: #291
• US rank: #20065

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,181
• Population (ZIP): 1,181

Population outlook (Conway County) Hauer SSP2

• Today (2025): 20,339 people
• By 2030: 19,783 · -2.7%
• By 2040: 18,493 · -9.1%
• By 2050: 17,083 · -16.0%
• By 2075: 14,052 · -30.9%
• By 2100: 11,035 · -45.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Black 5%
• Common ancestry: Lithuanian 2% Iranian 2% Scotch-Irish 2%

Political lean MEDSL · Conway

• 2024 margin: Solid R (+40.3) · D 28.7% · R 69.0% · Other 2.3%
• 2008→2024 swing: -21.4pp toward R · 2008: -18.9pp · 2024: -40.3pp
• All cycles: 2024: R+40.3 2020: R+35.5 2016: R+27.9 2012: R+19.5 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-20 Pending — CARMLS
• 2026-05-20 Pending — NWARMLS
• 2026-05-11 Listed $109,900 NWARMLS
• 2026-05-11 Listed $109,900 CARMLS

Property tax history

+25.2%/yr

Latest (2025): $386 · +0.0% YoY. Source: county tax records.