210 W 2nd St · Mulberry, AR 72947

$215,000

4 bd · 2.0 ba · 1,976 sqft · Manufactured public records · 268 Days on market

Built 2021 0.55 ac lot

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• Cash flow +8.6/30.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Schools +2.0/10.0
• 1% rule +1.5/10.0

Listing remarks MLS

Welcome to 210 W 2nd St in Mulberry, AR! This modern 2021 mobile home offers 4 bedrooms and 2 bathrooms, situated on a generous 0.55-acre lot, ideal for outdoor activities. Located right in the heart of Mulberry and just minutes from Mulberry High School, it’s a perfect spot to experience the charm of small-town living.

Key facts

• Heart of mulberry
• 0.55-acre lot
• 0.55 acre lot

Tags

• 0.55-ACRE LOT
• HEART OF MULBERRY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $215k.

Deal economics

• At list price, monthly cash flow is $-187 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (15.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (35.4% below list).
• Recommended offer: $139k (35.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#281 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+; Watch: schools F, amenities F, commute F.
• Mulberry School District (rural): math 21% / reading 26% proficiency, ranked #191 of 238 in AR (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 38 active listings in the ZIP; 47 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $23k of equity ($1k loan paydown + $22k appreciation (10.0% local appreciation)).
• Crawford County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 268 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $39k; list at $215k implies a 451% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,839 (35.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 268 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
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 F-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.65% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.72%
• DSCR: 0.83
• GRM: 12.9

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: 21.6%
• Equity multiple: 2.75×
• Total profit: $105,112
• Equity at exit: $193,689

10-year hold

• IRR: 19.5%
• Equity multiple: 6.29×
• Total profit: $318,673
• Equity at exit: $417,698

Cash invested: $60,200 (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 72947

• Home prices YoY: 3.9%
• Active inventory: 38
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $1,388 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$66 /mo · $795/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $-187

Break-even live

Break-even rent $1,624

Max offer price $182,051

Occupancy floor —

Sensitivity live

Price	-10% $-65	-5% $-126	+0% $-187	+5% $-247	+10% $-308
Rent	-10% $-296	-5% $-241	+0% $-187	+5% $-132	+10% $-77
Rate	-1.0pp $-78	-0.5pp $-132	base $-187	+0.5pp $-242	+1.0pp $-299

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-15
   days on market $215,000 Active 268 DOM
2. 2026-06-14
   days on market $215,000 Active 266 DOM
3. 2026-06-12
   days on market $215,000 Active 265 DOM
4. 2026-06-09
   days on market $215,000 Active 262 DOM
5. 2026-06-08
   days on market $215,000 Active 261 DOM
6. 2026-06-07
   pricedays on market $215,000 Active 260 DOM
7. 2026-06-05
   days on market $217,000 Active 258 DOM
8. 2026-06-04
   days on market $217,000 Active 256 DOM
9. 2026-06-02
   days on market $217,000 Active 255 DOM
10. 2026-06-01
    days on market $217,000 Active 254 DOM
11. 2026-05-31
    days on market $217,000 Active 253 DOM
12. 2026-05-31
    days on market $217,000 Active 252 DOM
13. 2026-05-08
    price $217,000 327-char remark

    Show marketing remark (327 chars)

    Welcome to 210 W 2nd St in Mulberry, AR! This modern 2021 mobile home offers 4 bedrooms and 2 bathrooms, situated on a generous 0.55-acre lot, ideal for outdoor activities. Located right in the heart of Mulberry and just minutes from Mulberry High School, it’s a perfect spot to experience the charm of small-town living.

14. 2026-04-25
    price $225,000 327-char remark

    Show marketing remark (327 chars)

    Welcome to 210 W 2nd St in Mulberry, AR! This modern 2021 mobile home offers 4 bedrooms and 2 bathrooms, situated on a generous 0.55-acre lot, ideal for outdoor activities. Located right in the heart of Mulberry and just minutes from Mulberry High School, it’s a perfect spot to experience the charm of small-town living.

15. 2026-04-03
    price $230,000 327-char remark

    Show marketing remark (327 chars)

    Welcome to 210 W 2nd St in Mulberry, AR! This modern 2021 mobile home offers 4 bedrooms and 2 bathrooms, situated on a generous 0.55-acre lot, ideal for outdoor activities. Located right in the heart of Mulberry and just minutes from Mulberry High School, it’s a perfect spot to experience the charm of small-town living.

16. 2026-04-03
    status Active 327-char remark

    Show marketing remark (327 chars)

    Welcome to 210 W 2nd St in Mulberry, AR! This modern 2021 mobile home offers 4 bedrooms and 2 bathrooms, situated on a generous 0.55-acre lot, ideal for outdoor activities. Located right in the heart of Mulberry and just minutes from Mulberry High School, it’s a perfect spot to experience the charm of small-town living.

17. 2026-01-21
    price $220,000 327-char remark

    Show marketing remark (327 chars)

    Welcome to 210 W 2nd St in Mulberry, AR! This modern 2021 mobile home offers 4 bedrooms and 2 bathrooms, situated on a generous 0.55-acre lot, ideal for outdoor activities. Located right in the heart of Mulberry and just minutes from Mulberry High School, it’s a perfect spot to experience the charm of small-town living.

18. 2025-10-19
    price $222,000 327-char remark

    Show marketing remark (327 chars)

    Welcome to 210 W 2nd St in Mulberry, AR! This modern 2021 mobile home offers 4 bedrooms and 2 bathrooms, situated on a generous 0.55-acre lot, ideal for outdoor activities. Located right in the heart of Mulberry and just minutes from Mulberry High School, it’s a perfect spot to experience the charm of small-town living.

19. 2025-09-03
    listed $230,000 Active 327-char remark

    Show marketing remark (327 chars)

    Welcome to 210 W 2nd St in Mulberry, AR! This modern 2021 mobile home offers 4 bedrooms and 2 bathrooms, situated on a generous 0.55-acre lot, ideal for outdoor activities. Located right in the heart of Mulberry and just minutes from Mulberry High School, it’s a perfect spot to experience the charm of small-town living.

20. 2007-10-09
    soldstatus $39,000
21. 1986-09-30
    soldstatus $26,000

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

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $795 · $66/mo
• Projected year-2 tax: $1,376 · $115/mo
• Expected delta: +$581/yr (+$48/mo · 73.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,661
• − Mortgage interest: −$12,043
• − Property taxes: −$795
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$6,255
• Taxable loss: −$6,173
• Est. tax savings @ 24.0%: +$1,482
• After-tax cash flow: $-757/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: Mulberry School District
• NCES district ID: 0510290
• Math proficiency: 21% ▼ -19.00%
• Reading proficiency: 26% ▼ -17.00%
• Median HH income: $38,315
• Composite: 19.69/100
• National rank: #8727
• State rank: #191 of 238 in AR

Livability — Mulberry

• Score: 59/100
• State rank: #281
• US rank: #19696

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mulberry, AR
• Population (ZIP): 3,874

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 62,108 people
• By 2030: 61,519 · -0.9%
• By 2040: 59,735 · -3.8%
• By 2050: 57,521 · -7.4%
• By 2075: 53,143 · -14.4%
• By 2100: 49,596 · -20.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 5% Native American 2%
• Common ancestry: Slovak 2% Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 92% English-only · Spanish 7% Chinese 1%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+58.2) · D 19.9% · R 78.1% · Other 2.0%
• 2008→2024 swing: -12.1pp toward R · 2008: -46.0pp · 2024: -58.2pp
• All cycles: 2024: R+58.2 2020: R+56.7 2016: R+55.0 2012: R+49.9 2008: R+46.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.47%
• Current HPI: 306.7802
• 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

+734.6% since first listed

9 events — show timeline

• 2026-05-08 Price Changed $217,000 WRVBOR
• 2026-04-25 Price Changed $225,000 WRVBOR
• 2026-04-03 Price Changed $230,000 WRVBOR
• 2026-04-03 Relisted — WRVBOR
• 2026-01-21 Price Changed $220,000 WRVBOR
• 2025-10-19 Price Changed $222,000 WRVBOR
• 2025-09-03 Listed $230,000 WRVBOR
• 2007-10-09 Sold (Public Records) $39,000 Public Records
• 1986-09-30 Sold (Public Records) $26,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $795 · +8.3% YoY. Source: county tax records.