24405 Highway 80 · Danville, AR 72833

$149,500

3 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 32 Days on market

Built 2022 3.00 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.8/30.0
• Appreciation +5.0/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.0/10.0

Listing remarks

If you’ve been looking for a quiet country home with a few acres, you don’t want to miss this great Yell County Property! Located fifteen minutes west of Danville on Highway 80, this 1680 +/- square foot mobile home sits on 3 +/- acres. The three bed two bath home has a spacious kitchen along with two large living areas. The home has its own well, and is wired with high speed fiberoptic internet. There is a storage building nearby the home that conveys with the property as well. If you’re looking for acreage to grow a garden, raise a few animals, or just space to enjoy the beautiful Ouachita Mountain Range, you’re sure to love the land that this property has to offer

Key facts

• Storage building
• Abundant shade trees
• Three acres

Tags

• THREE ACRES
• HIGH SPEED FIBEROPTIC INTERNET
• STORAGE BUILDING
• STANDING TIMBER
• ABUNDANT SHADE TREES
• MOUNTAIN VIEWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $-234 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $116k (22.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $101k (32.3% below list).
• Recommended offer: $101k (32.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#14 in AR, #4,201 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Danville School District (rural): math 43% / reading 44% proficiency, ranked #46 of 238 in AR (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: S.C. Tucker Elementary School (math 62% / reading 42%, grade C-, #77 of 454 statewide, top 19%, 331 students, 76% FRL); Danville Middle School (math 41% / reading 41%, grade F, #83 of 201 statewide, top 44%, 211 students, 80% FRL); Danville High School (math 27% / reading 47%, grade F, #64 of 292 statewide, top 26%, 245 students, 71% FRL).
• Market conditions: 28 active listings in the ZIP; 10 units permitted in Yell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• Yell County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 7, 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 32 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $101,214 (32.3% 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 32 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.68% ✗
• Cap rate: 4.42%
• Cash-on-cash: -6.70%
• DSCR: 0.70
• GRM: 12.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.3%
• Equity multiple: 1.08×
• Total profit: $3,149
• Equity at exit: $67,222

10-year hold

• IRR: 5.0%
• Equity multiple: 1.77×
• Total profit: $32,101
• Equity at exit: $103,597

Cash invested: $41,860 (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 72833

• Active inventory: 28
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,012 medium
• Mortgage (P&I): −$784
• Tax est. 1.5%: −$187 /mo · $2,242/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $-234

Break-even live

Break-even rent $1,308

Max offer price $115,702

Occupancy floor —

Sensitivity live

Price	-10% $-130	-5% $-182	+0% $-234	+5% $-285	+10% $-337
Rent	-10% $-314	-5% $-274	+0% $-234	+5% $-194	+10% $-154
Rate	-1.0pp $-158	-0.5pp $-196	base $-234	+0.5pp $-272	+1.0pp $-312

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-06
   status Under Contract
2. 2026-03-05
   listed $149,500 New Listing

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥113°F today · 21 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: $12,146
• − Mortgage interest: −$8,374
• − Property taxes: −$2,242
• − Insurance: −$748
• − Repairs & maintenance: −$972
• − Management: −$972
• − Depreciation: −$4,349
• Taxable loss: −$5,511
• Est. tax savings @ 24.0%: +$1,323
• After-tax cash flow: $-1,480/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: Danville School District
• NCES district ID: 0504890
• Math proficiency: 43% ▼ -8.00%
• Reading proficiency: 44% ▼ -7.00%
• Median HH income: $41,295
• Composite: 36.57/100
• National rank: #4634
• State rank: #46 of 238 in AR

Livability — Danville

• Score: 75/100
• State rank: #14
• US rank: #4201

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,432

Population outlook (Yell County) Hauer SSP2

• Today (2025): 20,438 people
• By 2030: 19,561 · -4.3%
• By 2040: 17,654 · -13.6%
• By 2050: 15,569 · -23.8%
• By 2075: 10,746 · -47.4%
• By 2100: 6,907 · -66.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (58%)
• Race & ethnicity: White 58% Hispanic / Latino 40% Two or more races 8% Native American 2%
• Hispanic origin (detail): Mexican 25% Puerto Rican 12%
• Common ancestry: Slovak 1% Iranian 1% Serbian 1%
• Foreign-born: 15% · Canada
• Languages at home: 66% English-only · Spanish 34%

Political lean MEDSL · Yell

• 2024 margin: Solid R (+60.7) · D 18.7% · R 79.5% · Other 1.8%
• 2008→2024 swing: -30.8pp toward R · 2008: -29.9pp · 2024: -60.7pp
• All cycles: 2024: R+60.7 2020: R+58.5 2016: R+49.0 2012: R+38.9 2008: R+29.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

2 events — show timeline

• 2026-04-06 Pending — CARMLS
• 2026-03-05 Listed $149,500 CARMLS

Property tax history

-1.4%/yr

Latest (2016): $66 · -11.8% YoY. Source: county tax records.