17568 Barry's Ln · Trumann, AR 72472

$95,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 184 Days on market

Built 1995 2.00 ac lot ↓ 10% since listing

---

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 +24.1/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +1.7/10.0

Listing remarks

Outbuildings, Porch Screened, Fencing: Chain Link, Storm Shelter, Front & Back Porch, Wood Burning Stove

Key facts

• Porch screened
• Outbuildings
• Storm shelter

Tags

• OUTBUILDINGS
• PORCH SCREENED
• STORM SHELTER
• WOOD BURNING STOVE

Property features AI

Finance

• Other: Approximately 2 acres; Approximate living area reported as 1,680 sq ft

Exterior

• Parking: 2-car parking
• Utilities: Public water; Septic system; Electric service from cooperative; Propane/Butane gas
• Home design: Double wide manufactured/mobile home on a permanent foundation
• Construction: Metal/vinyl siding; Metal roof; Crawl space foundation
• Exterior features: Gravel road access; Level, wooded and cleared rural lot; Not in a subdivision; Inside city limits

Interior

• Kitchen: Free-standing stove; Dishwasher; Convection oven
• Bedrooms: Den/Family Room
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Vinyl flooring; Wood-burning stove

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 4.4% in Trumann — 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 57/100 on livability (#353 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D, employment D, crime F.
• Trumann School District (town): math 28% / reading 26% proficiency, ranked #178 of 238 in AR (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 73 active listings in the ZIP; 67 units permitted in Poinsett County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Poinsett County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $35k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.49%
• DSCR: 1.38
• GRM: 7.4

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-3,390
• Equity at exit: $14,165

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $12,550
• Equity at exit: $8,214

Cash invested: $26,600 (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 72472

• Home prices YoY: -3.1%
• Active inventory: 73
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,069 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $188

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 77%

Sensitivity live

Price	-10% $254	-5% $221	+0% $188	+5% $155	+10% $123
Rent	-10% $104	-5% $146	+0% $188	+5% $230	+10% $273
Rate	-1.0pp $236	-0.5pp $212	base $188	+0.5pp $164	+1.0pp $139

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $95,000 Active 184 DOM
2. 2026-06-18
   days on market $95,000 Active 183 DOM
3. 2026-06-17
   days on market $95,000 Active 182 DOM
4. 2026-06-16
   days on market $95,000 Active 181 DOM
5. 2026-06-15
   days on market $95,000 Active 180 DOM
6. 2026-06-14
   days on market $95,000 Active 178 DOM
7. 2026-06-13
   days on market $95,000 Active 177 DOM
8. 2026-06-10
   days on market $95,000 Active 175 DOM
9. 2026-06-09
   days on market $95,000 Active 174 DOM
10. 2026-06-08
    days on market $95,000 Active 173 DOM
11. 2026-06-07
    days on market $95,000 Active 172 DOM
12. 2026-06-05
    days on market $95,000 Active 169 DOM
13. 2026-06-02
    days on market $95,000 Active 167 DOM
14. 2026-06-01
    days on market $95,000 Active 166 DOM
15. 2026-05-31
    days on market $95,000 Active 165 DOM
16. 2026-05-30
    days on market $95,000 Active 164 DOM
17. 2026-03-12
    price $95,000
18. 2026-01-13
    price $115,000
19. 2025-12-10
    listed $130,000 New Listing
20. 2025-08-05
    historical
21. 2025-06-02
    price $99,900
22. 2025-06-02
    price $99,900
23. 2025-02-04
    listed $109,900 New Listing
24. 2025-02-04
    listed $109,900 Active
25. 2024-03-30
    historical
26. 2024-03-29
    listed $105,000 Active

ⓘ 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: $12,832
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,027
• − Management: −$1,027
• − Depreciation: −$2,764
• Taxable income: $793
• Est. tax owed @ 24.0%: −$190
• After-tax cash flow: $2,068/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: Trumann School District
• NCES district ID: 0500047
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $35,307
• Composite: 22.33/100
• National rank: #8130
• State rank: #178 of 238 in AR

Livability — Trumann

• Score: 57/100
• State rank: #353
• US rank: #21973

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,868

Population outlook (Poinsett County) Hauer SSP2

• Today (2025): 22,998 people
• By 2030: 22,356 · -2.8%
• By 2040: 21,150 · -8.0%
• By 2050: 20,035 · -12.9%
• By 2075: 17,745 · -22.8%
• By 2100: 15,358 · -33.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 7% Black 7% Hispanic / Latino 3%
• Common ancestry: Italian 1% Greek 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Poinsett

• 2024 margin: Solid R (+63.5) · D 17.4% · R 81.0% · Other 1.6%
• 2008→2024 swing: -36.3pp toward R · 2008: -27.2pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+59.8 2016: R+24.1 2012: R+34.2 2008: R+27.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.69%
• Current HPI: 208.64
• 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

-9.5% since first listed

10 events — show timeline

• 2026-03-12 Price Changed $95,000 CARMLS
• 2026-01-13 Price Changed $115,000 CARMLS
• 2025-12-10 Listed $130,000 CARMLS
• 2025-08-05 Listing Removed — CARMLS
• 2025-06-02 Price Changed $99,900 CARMLS
• 2025-06-02 Price Changed $99,900 NEABOR MLS
• 2025-02-04 Listed $109,900 NEABOR MLS
• 2025-02-04 Listed $109,900 CARMLS
• 2024-03-30 Delisted — NEABOR MLS
• 2024-03-29 Listed $105,000 NEABOR MLS

Property tax history

-8.0%/yr

Latest (2025): $25 · +0.0% YoY. Source: county tax records.