98 Mimosa Cir · Perryville, AR 72126

$80,000

2 bd · 1.0 ba · 1,174 sqft · SingleFamily public records · 88 Days on market

Built 1970 0.29 ac lot $68/sqft · 39% below area Est $131k · 39% under ↓ 18% since listing

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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 +27.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• Appreciation +8.6/10.0
• 1% rule +7.6/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2 bedroom, 1 bathroom house sold as-is. Property has a dock on the back of the property for Harris Brake Lake. There is an inlet from the lake that fills up behind the home per the seller. The property has a large storage building, central HVAC and propane wall heaters. Seller installed new walk-in shower unit recently. Property is fully fenced. There is a known small roof leak from seller. Property will be cash or in-house bank financing. SELLER IS REQUIRING AGENTS VERIFY PROOF OF FUNDS OR FINANCING PRIOR TO SCHEDULING SHOWINGS. SEE ALL AGENT REMARKS.

Key facts

• Central hvac
• Fully fenced
• Inlet from the lake

Tags

• DOCK ON THE BACK
• INLET FROM THE LAKE
• STORAGE BUILDING
• CENTRAL HVAC
• NEW WALK-IN SHOWER UNIT
• FULLY FENCED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#211 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools D+, amenities F, commute F.
• Perryville School District (rural): math 36% / reading 36% proficiency, ranked #112 of 238 in AR (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 33 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($553 loan paydown + $6k appreciation (7.2% local appreciation)).
• Perry County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.2% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.26% ✓
• Cap rate: 9.91%
• Cash-on-cash: 12.93%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (median comp): $130,628
• List price: $80,000
• Delta: -38.76%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Rush Dr	0.56mi	2/1.0	1,160 (-1%)	2mo	$76,000	$66	70
250 Pine Valley Loop	0.68mi	3/2.0 (+1)	1,092 (-7%)	1mo	$125,000	$114	47
138 Ridge Rd	0.58mi	2/1.0	999 (-15%)	11mo	$171,500	$172	39
98 Camp Acres Rd	0.55mi	3/3.0 (+1)	1,331 (+13%)	11mo	$135,000	$101	30

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

Projected returns pro-forma

7.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.5%
• Equity multiple: 2.98×
• Total profit: $44,270
• Equity at exit: $56,443

10-year hold

• IRR: 25.9%
• Equity multiple: 6.23×
• Total profit: $117,119
• Equity at exit: $108,139

Cash invested: $22,400 (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 72126

• Home prices YoY: 3.6%
• Active inventory: 33
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,005 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $241

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 71%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-29
   price $80,000 558-char remark

   Show marketing remark (558 chars)

   2 bedroom, 1 bathroom house sold as-is. Property has a dock on the back of the property for Harris Brake Lake. There is an inlet from the lake that fills up behind the home per the seller. The property has a large storage building, central HVAC and propane wall heaters. Seller installed new walk-in shower unit recently. Property is fully fenced. There is a known small roof leak from seller. Property will be cash or in-house bank financing. SELLER IS REQUIRING AGENTS VERIFY PROOF OF FUNDS OR FINANCING PRIOR TO SCHEDULING SHOWINGS. SEE ALL AGENT REMARKS.

2. 2026-03-11
   price $90,000 558-char remark

   Show marketing remark (558 chars)

   2 bedroom, 1 bathroom house sold as-is. Property has a dock on the back of the property for Harris Brake Lake. There is an inlet from the lake that fills up behind the home per the seller. The property has a large storage building, central HVAC and propane wall heaters. Seller installed new walk-in shower unit recently. Property is fully fenced. There is a known small roof leak from seller. Property will be cash or in-house bank financing. SELLER IS REQUIRING AGENTS VERIFY PROOF OF FUNDS OR FINANCING PRIOR TO SCHEDULING SHOWINGS. SEE ALL AGENT REMARKS.

3. 2026-02-27
   listed $98,000 New Listing 558-char remark

   Show marketing remark (558 chars)

   2 bedroom, 1 bathroom house sold as-is. Property has a dock on the back of the property for Harris Brake Lake. There is an inlet from the lake that fills up behind the home per the seller. The property has a large storage building, central HVAC and propane wall heaters. Seller installed new walk-in shower unit recently. Property is fully fenced. There is a known small roof leak from seller. Property will be cash or in-house bank financing. SELLER IS REQUIRING AGENTS VERIFY PROOF OF FUNDS OR FINANCING PRIOR TO SCHEDULING SHOWINGS. SEE ALL AGENT REMARKS.

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $12,065
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$965
• − Management: −$965
• − Depreciation: −$2,327
• Taxable income: $1,726
• Est. tax owed @ 24.0%: −$414
• After-tax cash flow: $2,482/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: Perryville School District
• NCES district ID: 0511340
• Math proficiency: 36% ▼ -13.00%
• Reading proficiency: 36% ▼ -7.00%
• Median HH income: $40,650
• Composite: 30.29/100
• National rank: #6280
• State rank: #112 of 238 in AR

Livability — Perryville

• Score: 62/100
• State rank: #211
• US rank: #16477

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,310

Population outlook (Perry County) Hauer SSP2

• Today (2025): 9,798 people
• By 2030: 9,483 · -3.2%
• By 2040: 8,775 · -10.4%
• By 2050: 8,058 · -17.8%
• By 2075: 6,546 · -33.2%
• By 2100: 5,068 · -48.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 9% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Perry

• 2024 margin: Solid R (+57.5) · D 20.1% · R 77.6% · Other 2.2%
• 2008→2024 swing: -25.0pp toward R · 2008: -32.5pp · 2024: -57.5pp
• All cycles: 2024: R+57.5 2020: R+53.3 2016: R+46.1 2012: R+35.4 2008: R+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.19%
• Current HPI: 206.952
• 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

-18.4% since first listed

3 events — show timeline

• 2026-04-29 Price Changed $80,000 CARMLS
• 2026-03-11 Price Changed $90,000 CARMLS
• 2026-02-27 Listed $98,000 CARMLS

Property tax history

-3.8%/yr

Latest (2025): $23 · +0.0% YoY. Source: county tax records.