70 Tara Ln · Ward, AR 72176

$155,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 53 Days on market

Built 2023 Good condition 1.00 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 +15.5/30.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0

Listing remarks

Welcome to peaceful country living with modern comfort! This like-new 2023 mobile home offers 1,216 sq ft of well-designed space on a beautiful 1-acre lot. Step inside to an inviting open layout featuring luxury vinyl flooring throughout the main living areas and carpeted bedrooms for added comfort. The kitchen and living area flow seamlessly, perfect for everyday living or entertaining, with plenty of natural light creating a warm, welcoming feel. Enjoy your morning coffee or unwind in the evenings on the 8’x10’ covered back deck, overlooking your spacious property. Outside, you’ll find a paved driveway leading to a 24’x25’ shop—ideal for hobbies, storag

Key facts

• 1 acre lot
• 2 parking spots
• Built 2023

Property features AI

Finance

• Other: Approximately 1 acre lot
• Financial info: Financing available: conventional loan, cash, or in-house financing

Exterior

• Parking: Carport for 2 cars
• Utilities: Public water; Septic system
• Home design: Single-family property; Siding exterior in metal/vinyl
• Construction: Metal roof; Crawl space foundation
• Exterior features: Deck; Outside storage area; Shop; Paved road access; Level lot

Interior

• Kitchen: Free‑standing stove; Microwave; Dishwasher; Garbage disposal
• Bedrooms: Includes a den/family room and laundry area
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Ceiling fans; Walk-in closets; Breakfast bar; Electric water heater
• Laundry & utility: Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $155k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-3 ($-38/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (7.4% below list).
• Recommended offer: $144k (7.4% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.9% in Ward — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#66 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F.
• Cabot School District (suburban): math 48% / reading 43% proficiency, ranked #29 of 238 in AR (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ward Central Elementary (math 57% / reading 42%, grade D, #93 of 454 statewide, top 23%, 494 students, 62% FRL); Cabot Middle School North (math 52% / reading 41%, grade D+, #49 of 201 statewide, top 26%, 907 students, 42% FRL); Cabot High School (math 29% / reading 45%, grade F, #64 of 292 statewide, top 26%, 2,198 students, 36% FRL) — zoned schools average 47% FRL vs 30% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 156 active listings in the ZIP; 185 units permitted in Lonoke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (5.3% local appreciation)).
• Lonoke County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~5 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 53 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood 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 $143,607 (7.4% 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 53 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.93% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.7%
• Equity multiple: 1.89×
• Total profit: $38,744
• Equity at exit: $91,194

10-year hold

• IRR: 14.4%
• Equity multiple: 3.67×
• Total profit: $116,032
• Equity at exit: $160,237

Cash invested: $43,400 (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 72176

• Home prices YoY: 2.6%
• Active inventory: 156
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,436 medium
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $-3

Break-even live

Break-even rent $1,440

Max offer price $154,547

Occupancy floor 95%

Sensitivity live

Price	-10% $104	-5% $50	+0% $-3	+5% $-57	+10% $-110
Rent	-10% $-117	-5% $-60	+0% $-3	+5% $54	+10% $110
Rate	-1.0pp $75	-0.5pp $36	base $-3	+0.5pp $-43	+1.0pp $-84

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $155,000 Active 53 DOM
2. 2026-06-18
   days on market $155,000 Active 50 DOM
3. 2026-06-17
   days on market $155,000 Active 49 DOM
4. 2026-06-16
   days on market $155,000 Active 48 DOM
5. 2026-06-15
   days on market $155,000 Active 47 DOM
6. 2026-06-14
   statusdays on market $155,000 Active 45 DOM
7. 2026-06-10
   days on market $155,000 Price Change 42 DOM
8. 2026-06-09
   days on market $155,000 Price Change 41 DOM
9. 2026-06-08
   days on market $155,000 Price Change 40 DOM
10. 2026-06-07
    days on market $155,000 Price Change 39 DOM
11. 2026-06-05
    pricestatusdays on market $155,000 Price Change 36 DOM
12. 2026-06-03
    days on market $160,000 Active 35 DOM
13. 2026-06-02
    days on market $160,000 Active 34 DOM
14. 2026-06-01
    days on market $160,000 Active 33 DOM
15. 2026-05-31
    days on market $160,000 Active 32 DOM
16. 2026-05-31
    days on market $160,000 Active 31 DOM
17. 2026-04-30
    listed $160,000 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $17,233
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$1,572
• − Repairs & maintenance: −$1,379
• − Management: −$1,379
• − Depreciation: −$4,509
• Taxable loss: −$2,613
• Est. tax savings @ 24.0%: +$627
• After-tax cash flow: $590/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 · 12 photos

Good 80/100 Cosmetic rehab

This 2023 mobile home offers modern comfort and a spacious 1-acre lot. It is in good condition with a good rehab level, and potential updates can further enhance its value.

Value-add opportunities

• Both Paint exterior siding — Fresh paint can enhance curb appeal and home value
• Both Replace carpet in bedrooms — Carpet can be outdated and may need replacement for a more modern look
• Both Upgrade kitchen appliances — Modern appliances can increase the home's appeal and value
• Both Install smart home features — Smart home features can increase convenience and appeal to potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint can enhance curb appeal and home value ↑
• Both Replace carpet in bedrooms — Carpet can be outdated and may need replacement for a more modern look ↑
• Both Upgrade kitchen appliances — Modern appliances can increase the home's appeal and value ↑
• Both Install smart home features — Smart home features can increase convenience and appeal to potential buyers ↑

ⓘ 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: Cabot School District
• NCES district ID: 0503750
• Math proficiency: 48% ▼ -14.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $55,993
• Composite: 39.66/100
• National rank: #3912
• State rank: #29 of 238 in AR

Livability — Ward

• Score: 69/100
• State rank: #66
• US rank: #8464

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lonoke County · 46,130 people
• City population: 8,678
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 8,678
• Household income: $68,840
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 90.0

Population outlook (Lonoke County) Hauer SSP2

• Today (2025): 78,072 people
• By 2030: 80,673 · +3.3%
• By 2040: 84,977 · +8.8%
• By 2050: 87,778 · +12.4%
• By 2075: 91,398 · +17.1%
• By 2100: 87,858 · +12.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 7% Hispanic / Latino 6% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Russian 2% Iranian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Tagalog/Filipino 1% German/W. Germanic 1%

Political lean MEDSL · Lonoke

• 2024 margin: Solid R (+53.7) · D 22.2% · R 75.8% · Other 2.0%
• 2008→2024 swing: -6.2pp toward R · 2008: -47.5pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+52.8 2016: R+53.3 2012: R+50.9 2008: R+47.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.35%
• Current HPI: 208.9387
• Rent YoY: —
• Metro: Little Rock-North Little Rock-Conway, AR
• 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

1 event — show timeline

• 2026-04-30 Listed $160,000 CARMLS