3692 Joanett Rd · Redfield, AR 72132

$160,000

4 bd · 2.0 ba · 2,015 sqft · Manufactured public records · 119 Days on market

Built 2009 3.42 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 +19.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This is country living in Redfield!! 4-bedroom, 2 bath home is at the end of Joanett Road. This home has 2 living areas, separate floor plan. The Sunroom is a great place to hang out. Screened in back porch. Front porch is made from composite material. This home has a whole house generator that runs on propane. Propane tank is rented. CHA was replaced in 2022. Hot water heater has been replaced. New pump on Septic in 2025. 3 car carport, 2 storage buildings with electric, covered hot tub. Call today to schedule your tour!! * * See Remarks * *

Key facts

• 3 car carport
• Front porch
• Sunroom

Tags

• SUNROOM
• SCREENED IN BACK PORCH
• FRONT PORCH
• WHOLE HOUSE GENERATOR
• 3 CAR CARPORT
• 2 STORAGE BUILDINGS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $160k.

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 ($2k rent vs $160k).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#83 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools D+, amenities F, commute F.
• White Hall School District (rural): math 36% / reading 38% proficiency, ranked #86 of 238 in AR (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 62 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Jefferson County population projected at -33% 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 $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $27k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $13k; list at $160k implies a 1131% 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 $145,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.02% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.03%
• DSCR: 1.22
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 27.9%
• Equity multiple: 3.21×
• Total profit: $99,115
• Equity at exit: $144,141

10-year hold

• IRR: 24.3%
• Equity multiple: 7.31×
• Total profit: $282,530
• Equity at exit: $310,845

Cash invested: $44,800 (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 72132

• Home prices YoY: 11.4%
• Active inventory: 13
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,637 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $188

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 84%

Sensitivity live

Price	-10% $298	-5% $243	+0% $188	+5% $132	+10% $77
Rent	-10% $58	-5% $123	+0% $188	+5% $252	+10% $317
Rate	-1.0pp $268	-0.5pp $228	base $188	+0.5pp $146	+1.0pp $104

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   status $160,000 Under Contract 119 DOM
2. 2026-06-18
   days on market $160,000 Active 119 DOM
3. 2026-06-17
   days on market $160,000 Active 118 DOM
4. 2026-06-16
   days on market $160,000 Active 117 DOM
5. 2026-06-15
   days on market $160,000 Active 116 DOM
6. 2026-06-14
   days on market $160,000 Active 114 DOM
7. 2026-06-12
   days on market $160,000 Active 113 DOM
8. 2026-06-09
   days on market $160,000 Active 110 DOM
9. 2026-06-08
   days on market $160,000 Active 109 DOM
10. 2026-06-07
    statusdays on market $160,000 Active 108 DOM
11. 2026-06-05
    days on market $160,000 Back on Market 105 DOM
12. 2026-06-03
    days on market $160,000 Back on Market 104 DOM
13. 2026-06-02
    days on market $160,000 Back on Market 103 DOM
14. 2026-06-01
    days on market $160,000 Back on Market 102 DOM
15. 2026-05-31
    status $160,000 Back on Market 101 DOM
16. 2026-05-11
    status Under Contract 553-char remark

    Show marketing remark (553 chars)

    This is country living in Redfield!! 4-bedroom, 2 bath home is at the end of Joanett Road. This home has 2 living areas, separate floor plan. The Sunroom is a great place to hang out. Screened in back porch. Front porch is made from composite material. This home has a whole house generator that runs on propane. Propane tank is rented. CHA was replaced in 2022. Hot water heater has been replaced. New pump on Septic in 2025. 3 car carport, 2 storage buildings with electric, covered hot tub. Call today to schedule your tour!! * * See Remarks * *

17. 2026-03-19
    price $160,000 553-char remark

    Show marketing remark (553 chars)

    This is country living in Redfield!! 4-bedroom, 2 bath home is at the end of Joanett Road. This home has 2 living areas, separate floor plan. The Sunroom is a great place to hang out. Screened in back porch. Front porch is made from composite material. This home has a whole house generator that runs on propane. Propane tank is rented. CHA was replaced in 2022. Hot water heater has been replaced. New pump on Septic in 2025. 3 car carport, 2 storage buildings with electric, covered hot tub. Call today to schedule your tour!! * * See Remarks * *

18. 2026-02-19
    status Back on Market 553-char remark

    Show marketing remark (553 chars)

    This is country living in Redfield!! 4-bedroom, 2 bath home is at the end of Joanett Road. This home has 2 living areas, separate floor plan. The Sunroom is a great place to hang out. Screened in back porch. Front porch is made from composite material. This home has a whole house generator that runs on propane. Propane tank is rented. CHA was replaced in 2022. Hot water heater has been replaced. New pump on Septic in 2025. 3 car carport, 2 storage buildings with electric, covered hot tub. Call today to schedule your tour!! * * See Remarks * *

19. 2026-02-11
    status Under Contract 553-char remark

    Show marketing remark (553 chars)

    This is country living in Redfield!! 4-bedroom, 2 bath home is at the end of Joanett Road. This home has 2 living areas, separate floor plan. The Sunroom is a great place to hang out. Screened in back porch. Front porch is made from composite material. This home has a whole house generator that runs on propane. Propane tank is rented. CHA was replaced in 2022. Hot water heater has been replaced. New pump on Septic in 2025. 3 car carport, 2 storage buildings with electric, covered hot tub. Call today to schedule your tour!! * * See Remarks * *

20. 2026-01-22
    listed $186,900 New Listing 553-char remark

    Show marketing remark (553 chars)

    This is country living in Redfield!! 4-bedroom, 2 bath home is at the end of Joanett Road. This home has 2 living areas, separate floor plan. The Sunroom is a great place to hang out. Screened in back porch. Front porch is made from composite material. This home has a whole house generator that runs on propane. Propane tank is rented. CHA was replaced in 2022. Hot water heater has been replaced. New pump on Septic in 2025. 3 car carport, 2 storage buildings with electric, covered hot tub. Call today to schedule your tour!! * * See Remarks * *

21. 2008-08-29
    soldstatus $13,000

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $19,646
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,572
• − Management: −$1,572
• − Depreciation: −$4,655
• Taxable loss: −$314
• Est. tax savings @ 24.0%: +$75
• After-tax cash flow: $2,327/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: White Hall School District
• NCES district ID: 0514140
• Math proficiency: 36% ▼ -12.00%
• Reading proficiency: 38% ▼ -13.00%
• Median HH income: $51,633
• Composite: 32.16/100
• National rank: #5788
• State rank: #86 of 238 in AR

Livability — Redfield

• Score: 68/100
• State rank: #83
• US rank: #9222

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,377
• Population (ZIP): 3,377

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 63,110 people
• By 2030: 58,519 · -7.3%
• By 2040: 49,740 · -21.2%
• By 2050: 42,331 · -32.9%
• By 2075: 29,591 · -53.1%
• By 2100: 21,047 · -66.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 6% Two or more races 4% Asian 3%
• Common ancestry: Serbian 2% Slovak 1% Iranian 1%
• Foreign-born: 2%
• Languages at home: 97% English-only · Other Indo-European 3% Spanish 1%

Political lean MEDSL · Jefferson

• 2024 margin: Strong D (+20.1) · D 59.2% · R 39.2% · Other 1.6%
• 2008→2024 swing: -6.2pp toward R · 2008: 26.3pp · 2024: 20.1pp
• All cycles: 2024: D+20.1 2020: D+21.7 2016: D+25.3 2012: D+29.0 2008: D+26.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 24.02%
• Current HPI: 234.3903
• 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

+1130.8% since first listed

6 events — show timeline

• 2026-05-11 Pending — CARMLS
• 2026-03-19 Price Changed $160,000 CARMLS
• 2026-02-19 Relisted — CARMLS
• 2026-02-11 Pending — CARMLS
• 2026-01-22 Listed $186,900 CARMLS
• 2008-08-29 Sold (Public Records) $13,000 Public Records

Property tax history

-9.2%/yr

Latest (2023): $32 · +0.0% YoY. Source: county tax records.