302 W 5th St · Hardy, AR 72542

$85,000

2 bd · 1.5 ba · 868 sqft · SingleFamily · 31 Days on market

Built 1999 Fair condition 0.32 ac lot

---

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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Country Home in the Arkansas Ozarks Near Spring RiverWelcome to this two-bedroom, one-and-a-half-bath mobile home situated on two lots in the heart of Hardy. Whether you are searching for an affordable full-time residence, weekend getaway, or investment opportunity near the river, this property offers convenience, comfort, and potential all in one location. Inside the home, you will find an open floor concept that creates a spacious feel between the living, dining, and kitchen areas, making it easy to gather with family and friends. The home features two bedrooms, one full bathroom, and an additional half bath for added convenience. At the front of the home, a welcoming deck provides the perfect place to relax with your morning coffee or enjoy quiet evenings outdoors. Toward the back of the house, a bonus room/mud room adds extra functionality and could serve as additional storage, hobby space, or a flexible area to fit your needs. The property also includes a 12x8 utility building for tools, lawn equipment, or additional storage space. Central heating and cooling are installed, and the home is equipped with propane heat for dependable comfort throughout the seasons. Located within walking distance to McDonald's, the post office, and Dollar General, this property combines small-town living with everyday convenience. Residents and visitors alike enjoy nearby access to the famous Spring River for fishing, floating, kayaking, and outdoor recreation. Area attractions also include the Hardy History Museum and Mammoth Spring State Park. With a few finishing touches, this property could make an excellent vacation retreat, rental investment, or permanent residence in the Ozarks. Contact us today for more information or to schedule your showing.

Key facts

• Open floor concept
• Welcoming deck
• Bonus room

Tags

• OPEN FLOOR CONCEPT
• WELCOMING DECK
• BONUS ROOM
• UTILITY BUILDING

Property features AI

Finance

• Other: Approximately 0.32 acre lot
• Financial info: Financing options include conventional loan or cash

Exterior

• Utilities: Public water; Public sewer; Propane/Butane gas; Fiber internet available
• Home design: Mobile property; Inside city limits; Sloped and level areas, in a subdivision
• Construction: Crawl space foundation; Architectural shingle roof
• Exterior features: Deck; Paved road access; Property described as 'Other' exterior (see remarks)

Interior

• Kitchen: Electric range
• Bedrooms: Bonus room
• Flooring: Luxury vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heat (gas); Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Formica kitchen countertops; Sheetrock walls and ceilings
• Laundry & utility: Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#207 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A, crime B+; Watch: housing D, amenities F, commute F.
• Highland School District (town): math 43% / reading 39% proficiency, ranked #66 of 238 in AR (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Highland High School (math 31% / reading 44%, grade F, #62 of 292 statewide, top 21%, 526 students, 100% FRL) — zoned schools average 100% FRL vs 56% district-wide (44 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 131 active listings in the ZIP; 4 units permitted in Sharp County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($588 loan paydown + $8k appreciation (10.0% local appreciation)).
• Sharp County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 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: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 1.55% ✓
• Cap rate: 12.72%
• Cash-on-cash: 22.95%
• DSCR: 2.02
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $56,420
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 N Spring St	0.27mi	2/1.0	884 (+2%)	3mo	$55,000	$62	80
110 E First St	0.32mi	2/1.0	840 (-3%)	10mo	$42,500	$51	69
103 E 3rd St	0.27mi	2/1.0	840 (-3%)	13mo	$56,000	$67	69
302 E Clayton St	0.22mi	2/1.0	780 (-10%)	12mo	$135,000	$173	61
106 E Second St	0.31mi	2/1.0	744 (-14%)	9mo	$48,000	$65	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.5%
• Equity multiple: 4.16×
• Total profit: $75,304
• Equity at exit: $76,575

10-year hold

• IRR: 35.8%
• Equity multiple: 9.36×
• Total profit: $199,000
• Equity at exit: $165,136

Cash invested: $23,800 (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 72542

• Home prices YoY: 26.5%
• Active inventory: 131
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,320 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $455

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 61%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $85,000 Active 31 DOM
2. 2026-06-18
   days on market $85,000 Active 30 DOM
3. 2026-06-17
   days on market $85,000 Active 29 DOM
4. 2026-06-16
   days on market $85,000 Active 28 DOM
5. 2026-06-15
   days on market $85,000 Active 27 DOM
6. 2026-06-14
   days on market $85,000 Active 25 DOM
7. 2026-06-12
   days on market $85,000 Active 24 DOM
8. 2026-06-09
   days on market $85,000 Active 21 DOM
9. 2026-06-08
   days on market $85,000 Active 20 DOM
10. 2026-06-07
    days on market $85,000 Active 19 DOM
11. 2026-06-07
    days on market $85,000 Active 18 DOM
12. 2026-06-04
    days on market $85,000 Active 15 DOM
13. 2026-06-02
    days on market $85,000 Active 14 DOM
14. 2026-06-01
    days on market $85,000 Active 13 DOM
15. 2026-05-31
    days on market $85,000 Active 12 DOM
16. 2026-05-31
    days on market $85,000 Active 11 DOM
17. 2026-05-19
    listed $85,000 Active 1766-char remark

    Show marketing remark (1766 chars)

    Country Home in the Arkansas Ozarks Near Spring RiverWelcome to this two-bedroom, one-and-a-half-bath mobile home situated on two lots in the heart of Hardy. Whether you are searching for an affordable full-time residence, weekend getaway, or investment opportunity near the river, this property offers convenience, comfort, and potential all in one location. Inside the home, you will find an open floor concept that creates a spacious feel between the living, dining, and kitchen areas, making it easy to gather with family and friends. The home features two bedrooms, one full bathroom, and an additional half bath for added convenience. At the front of the home, a welcoming deck provides the perfect place to relax with your morning coffee or enjoy quiet evenings outdoors. Toward the back of the house, a bonus room/mud room adds extra functionality and could serve as additional storage, hobby space, or a flexible area to fit your needs. The property also includes a 12x8 utility building for tools, lawn equipment, or additional storage space. Central heating and cooling are installed, and the home is equipped with propane heat for dependable comfort throughout the seasons. Located within walking distance to McDonald's, the post office, and Dollar General, this property combines small-town living with everyday convenience. Residents and visitors alike enjoy nearby access to the famous Spring River for fishing, floating, kayaking, and outdoor recreation. Area attractions also include the Hardy History Museum and Mammoth Spring State Park. With a few finishing touches, this property could make an excellent vacation retreat, rental investment, or permanent residence in the Ozarks. Contact us today for more information or to schedule your showing.

18. 2026-05-19
    listed $85,000 New Listing

    Show marketing remark (1766 chars)

    Country Home in the Arkansas Ozarks Near Spring RiverWelcome to this two-bedroom, one-and-a-half-bath mobile home situated on two lots in the heart of Hardy. Whether you are searching for an affordable full-time residence, weekend getaway, or investment opportunity near the river, this property offers convenience, comfort, and potential all in one location. Inside the home, you will find an open floor concept that creates a spacious feel between the living, dining, and kitchen areas, making it easy to gather with family and friends. The home features two bedrooms, one full bathroom, and an additional half bath for added convenience. At the front of the home, a welcoming deck provides the perfect place to relax with your morning coffee or enjoy quiet evenings outdoors. Toward the back of the house, a bonus room/mud room adds extra functionality and could serve as additional storage, hobby space, or a flexible area to fit your needs. The property also includes a 12x8 utility building for tools, lawn equipment, or additional storage space. Central heating and cooling are installed, and the home is equipped with propane heat for dependable comfort throughout the seasons. Located within walking distance to McDonald's, the post office, and Dollar General, this property combines small-town living with everyday convenience. Residents and visitors alike enjoy nearby access to the famous Spring River for fishing, floating, kayaking, and outdoor recreation. Area attractions also include the Hardy History Museum and Mammoth Spring State Park. With a few finishing touches, this property could make an excellent vacation retreat, rental investment, or permanent residence in the Ozarks. Contact us today for more information or to schedule your showing.

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,837
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$2,473
• Taxable income: $4,369
• Est. tax owed @ 24.0%: −$1,049
• After-tax cash flow: $4,414/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This mobile home requires significant updates to its kitchen, bathrooms, exterior, and HVAC system, but has potential for increased value with these improvements.

Repairs flagged

• Major Kitchen countertops and cabinets — The countertops and cabinets are visibly worn and need replacement.
• Major Bathroom fixtures and wallpaper — The bathroom fixtures are outdated and the wallpaper is peeling.
• Major Exterior siding — The siding is peeling and requires repainting.
• Major Flooring — The flooring is worn and may need replacement.
• Major Interior walls — The walls have peeling paint and need repainting.
• Major HVAC unit — The HVAC unit appears old and may need replacement.

Value-add opportunities

• Resale Updating the kitchen with new countertops and cabinets — A modern kitchen will attract more buyers and increase the home's value.
• Resale Updating the bathroom with new fixtures and paint — A modern bathroom will appeal to potential buyers and increase the home's value.
• Both Repainting the exterior siding and landscaping — A fresh exterior and well-maintained yard will improve curb appeal and attract more renters.
• Both Upgrading the HVAC unit — A new HVAC unit will improve comfort and energy efficiency, attracting both buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops and cabinets · The countertops and cabinets are visibly worn and need replacement.	Major	$15,000–50,000
Bathroom fixtures and wallpaper · The bathroom fixtures are outdated and the wallpaper is peeling.	Major	$15,000–50,000
Exterior siding · The siding is peeling and requires repainting.	Major	$15,000–50,000
Flooring · The flooring is worn and may need replacement.	Major	$15,000–50,000
Interior walls · The walls have peeling paint and need repainting.	Major	$15,000–50,000
HVAC unit · The HVAC unit appears old and may need replacement.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale Updating the kitchen with new countertops and cabinets — A modern kitchen will attract more buyers and increase the home's value. ↑
• Resale Updating the bathroom with new fixtures and paint — A modern bathroom will appeal to potential buyers and increase the home's value. ↑
• Both Repainting the exterior siding and landscaping — A fresh exterior and well-maintained yard will improve curb appeal and attract more renters. ↑
• Both Upgrading the HVAC unit — A new HVAC unit will improve comfort and energy efficiency, attracting both buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Highland School District
• NCES district ID: 0507770
• Math proficiency: 43% ▼ -7.00%
• Reading proficiency: 39% ▼ -9.00%
• Median HH income: $32,066
• Composite: 33.63/100
• National rank: #5400
• State rank: #66 of 238 in AR

Livability — Hardy

• Score: 62/100
• State rank: #207
• US rank: #16276

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hardy, AR
• Population (ZIP): 3,829

Population outlook (Sharp County) Hauer SSP2

• Today (2025): 16,170 people
• By 2030: 15,711 · -2.8%
• By 2040: 14,974 · -7.4%
• By 2050: 14,420 · -10.8%
• By 2075: 13,235 · -18.2%
• By 2100: 11,492 · -28.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Asian 1%
• Common ancestry: Lithuanian 9% Slovak 3% Italian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Sharp

• 2024 margin: Solid R (+62.7) · D 17.7% · R 80.4% · Other 1.9%
• 2008→2024 swing: -33.7pp toward R · 2008: -28.9pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+60.0 2016: R+54.7 2012: R+38.8 2008: R+28.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 40.05%
• Current HPI: 191.38
• 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

2 events — show timeline

• 2026-05-19 Listed $85,000 CARMLS
• 2026-05-19 Listed $85,000 SOMO