737 Gravel Hill Rd · Floyd, AR 72136

$90,000

2 bd · 2.0 ba · 840 sqft · Manufactured public records · 56 Days on market

Built 1997 1.00 ac lot $107/sqft · 25% below area Est $157k · 43% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Appreciation +5.6/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Need a spot to put a mobile?? Utilities are to the property. 2 acres on the corner of Gravel Hill and Quattlebaum Cemetery Rd that has had 2 mobiles on it a few years ago. Seller says there is two septic tanks but only one that they would say is good to use. No gravel road, paved road to this property. Take a look and see if this 2 acres would work for you!

Key facts

• Remodeled in 2023
• 1 acre lot
• Built 1997

Tags

• REMODELED IN 2023
• STAINED TONGUE AND GROOVE WOOD
• MINUTES AWAY FROM LAKE BARNETT

Property features AI

Exterior

• Parking: Parking pads
• Utilities: Public water; Septic system; Electric service via municipal grid (Entergy)
• Home design: Single-wide manufactured home
• Construction: Metal/Vinyl siding; Not permanent foundation
• Exterior features: Metal roof; Paved road access; Sloped lot

Interior

• Kitchen: Microwave; Electric range; Dishwasher
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat (electric); Central cooling (electric)
• Interior features: Carpet and tile flooring; Central electric heating and central electric cooling

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Rose Bud School District (rural): math 33% / reading 35% proficiency, ranked #121 of 238 in AR (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP; 219 units permitted in White County in 2024 (36 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($622 loan paydown + $1k appreciation (1.1% local appreciation)).
• White County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $90k implies a 543% gain — meaningful room to come down on a strong offer.

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 $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.37% ✓
• Cap rate: 10.97%
• Cash-on-cash: 16.72%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

• ARV (median comp): $156,711
• List price: $90,000
• Delta: -42.57%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

1.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.0%
• Equity multiple: 1.98×
• Total profit: $24,643
• Equity at exit: $31,345

10-year hold

• IRR: 22.0%
• Equity multiple: 3.70×
• Total profit: $67,947
• Equity at exit: $42,138

Cash invested: $25,200 (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 72136

• Home prices YoY: 0.6%
• Active inventory: 9
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,232 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $351

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 66%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $90,000 Active 56 DOM
2. 2026-06-18
   days on market $90,000 Active 55 DOM
3. 2026-06-17
   days on market $90,000 Active 54 DOM
4. 2026-06-16
   days on market $90,000 Active 53 DOM
5. 2026-06-15
   days on market $90,000 Active 52 DOM
6. 2026-06-14
   days on market $90,000 Active 50 DOM
7. 2026-06-12
   days on market $90,000 Active 49 DOM
8. 2026-06-09
   days on market $90,000 Active 46 DOM
9. 2026-06-08
   days on market $90,000 Active 45 DOM
10. 2026-06-07
    days on market $90,000 Active 44 DOM
11. 2026-06-05
    days on market $90,000 Active 41 DOM
12. 2026-06-03
    days on market $90,000 Active 40 DOM
13. 2026-06-02
    days on market $90,000 Active 39 DOM
14. 2026-06-01
    days on market $90,000 Active 38 DOM
15. 2026-05-31
    days on market $90,000 Active 37 DOM
16. 2026-05-30
    days on market $90,000 Active 36 DOM
17. 2026-05-13
    price $90,000 230-char remark
18. 2026-04-23
    listed $100,000 New Listing 230-char remark
19. 2017-03-31
    soldstatus $14,000 Sold 360-char remark

    Show marketing remark (360 chars)

    Need a spot to put a mobile?? Utilities are to the property. 2 acres on the corner of Gravel Hill and Quattlebaum Cemetery Rd that has had 2 mobiles on it a few years ago. Seller says there is two septic tanks but only one that they would say is good to use. No gravel road, paved road to this property. Take a look and see if this 2 acres would work for you!

20. 2017-03-08
    status Under Contract 360-char remark

    Show marketing remark (360 chars)

    Need a spot to put a mobile?? Utilities are to the property. 2 acres on the corner of Gravel Hill and Quattlebaum Cemetery Rd that has had 2 mobiles on it a few years ago. Seller says there is two septic tanks but only one that they would say is good to use. No gravel road, paved road to this property. Take a look and see if this 2 acres would work for you!

21. 2017-02-03
    listed $15,000 New Listing 360-char remark

    Show marketing remark (360 chars)

    Need a spot to put a mobile?? Utilities are to the property. 2 acres on the corner of Gravel Hill and Quattlebaum Cemetery Rd that has had 2 mobiles on it a few years ago. Seller says there is two septic tanks but only one that they would say is good to use. No gravel road, paved road to this property. Take a look and see if this 2 acres would work for you!

22. 2002-09-20
    soldstatus $10,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $14,780
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$2,618
• Taxable income: $2,956
• Est. tax owed @ 24.0%: −$709
• After-tax cash flow: $3,503/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: Rose Bud School District
• NCES district ID: 0512000
• Math proficiency: 33% ▼ -12.00%
• Reading proficiency: 35% ▼ -11.00%
• Median HH income: $45,264
• Composite: 29.07/100
• National rank: #6600
• State rank: #121 of 238 in AR

Livability — Floyd

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,519

Population outlook (White County) Hauer SSP2

• Today (2025): 82,310 people
• By 2030: 83,861 · +1.9%
• By 2040: 86,492 · +5.1%
• By 2050: 88,246 · +7.2%
• By 2075: 91,307 · +10.9%
• By 2100: 91,548 · +11.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 7%
• Common ancestry: Iranian 5% Lithuanian 2% Italian 1%

Political lean MEDSL · White

• 2024 margin: Solid R (+61.2) · D 18.3% · R 79.5% · Other 2.2%
• 2008→2024 swing: -14.0pp toward R · 2008: -47.2pp · 2024: -61.2pp
• All cycles: 2024: R+61.2 2020: R+58.9 2016: R+57.9 2012: R+53.7 2008: R+47.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.13%
• Current HPI: 198.1648
• 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

+800.0% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $90,000 CARMLS
• 2026-04-23 Listed $100,000 CARMLS
• 2017-03-31 Sold (MLS) $14,000 CARMLS
• 2017-03-08 Pending — CARMLS
• 2017-02-03 Listed $15,000 CARMLS
• 2002-09-20 Sold (Public Records) $10,000 Public Records

Property tax history

+9.2%/yr

Latest (2025): $135 · +0.0% YoY. Source: county tax records.