1825 Scotch Pine Ln · East End, AR 72065

$73,500

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 27 Days on market

Built 1997

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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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Updated 3-bedroom, 2-bath manufactured home on approximately 1.21 acres in Hensley! This move-in-ready property features brand-new flooring throughout, fresh interior paint, spacious bedrooms, and an open-concept living and kitchen area with plenty of cabinet space. Heating and air were updated in 2019. Enjoy peaceful country living with wonderful neighbors, quite neighborhood, and a large private lot connected to the forest while still being conveniently located near Little Rock, Bryant, and Sheridan. The property also includes a large detached storage building/shop, covered by mature trees for added privacy and outdoor enjoyment. Recent updates give the home a clean, modern feel while m

Key facts

• Private lot
• Open-concept living
• Mature trees

Tags

• PRIVATE LOT
• DETACHED STORAGE BUILDING
• OPEN-CONCEPT LIVING
• UPDATED HEATING AND AIR
• MATURE TREES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $74k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($973 rent vs $74k).
• Recommended offer: $72k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 3.3% in East End — 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 62/100 on livability (#210 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: schools F, amenities F, commute F.
• Sheridan School District (town): math 36% / reading 38% proficiency, ranked #89 of 238 in AR (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 81 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 446 units permitted in Saline County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $508 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Saline County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($72k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,397 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.32% ✓
• Cap rate: 10.67%
• Cash-on-cash: 15.62%
• DSCR: 1.69
• GRM: 6.3

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: 6.4%
• Equity multiple: 1.25×
• Total profit: $5,160
• Equity at exit: $10,959

10-year hold

• IRR: 15.8%
• Equity multiple: 2.29×
• Total profit: $26,502
• Equity at exit: $6,355

Cash invested: $20,580 (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 72065

• Home prices YoY: -4.6%
• Active inventory: 81
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $973 medium
• Mortgage (P&I): −$385
• Tax from tax record: −$85 /mo · $1,019/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $268

Break-even live

Break-even rent $634

Max offer price $73,500

Occupancy floor 67%

Sensitivity live

Price	-10% $309	-5% $289	+0% $268	+5% $247	+10% $226
Rent	-10% $191	-5% $229	+0% $268	+5% $306	+10% $345
Rate	-1.0pp $305	-0.5pp $287	base $268	+0.5pp $249	+1.0pp $229

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: $18,375
• Closing costs: $2,205
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2901 Kennedy Dr Unit 3 Hensley, AR	2.0	2.0	1113	$950	$0.85	44d	1	0.21mi
2900 Kennedy Dr Hensley, AR	3.0	2.0	1113	$1,000	$0.90	15d	1	0.24mi

Listing history 16 events

1. 2026-06-18
   days on market $73,500 Active 27 DOM
2. 2026-06-17
   days on market $73,500 Active 26 DOM
3. 2026-06-16
   days on market $73,500 Active 25 DOM
4. 2026-06-15
   days on market $73,500 Active 24 DOM
5. 2026-06-14
   days on market $73,500 Active 22 DOM
6. 2026-06-10
   days on market $73,500 Active 19 DOM
7. 2026-06-09
   days on market $73,500 Active 18 DOM
8. 2026-06-08
   days on market $73,500 Active 17 DOM
9. 2026-06-07
   days on market $73,500 Active 16 DOM
10. 2026-06-05
    days on market $73,500 Active 13 DOM
11. 2026-06-03
    days on market $73,500 Active 12 DOM
12. 2026-06-02
    days on market $73,500 Active 11 DOM
13. 2026-06-01
    days on market $73,500 Active 10 DOM
14. 2026-05-31
    days on market $73,500 Active 9 DOM
15. 2026-05-31
    days on market $73,500 Active 8 DOM
16. 2026-05-23
    listed $73,500 Active

ⓘ 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: $1,019 · $85/mo
• Projected year-2 tax: $1,019 · $85/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $11,678
• − Mortgage interest: −$4,117
• − Property taxes: −$1,019
• − Insurance: −$368
• − Repairs & maintenance: −$934
• − Management: −$934
• − Depreciation: −$2,138
• Taxable income: $2,168
• Est. tax owed @ 24.0%: −$520
• After-tax cash flow: $2,694/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: Sheridan School District
• NCES district ID: 0500015
• Math proficiency: 36% ▼ -16.00%
• Reading proficiency: 38% ▼ -9.00%
• Median HH income: $49,974
• Composite: 32.0/100
• National rank: #5831
• State rank: #89 of 238 in AR

Livability — East End

• Score: 62/100
• State rank: #210
• US rank: #16307

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,796

Population outlook (Saline County) Hauer SSP2

• Today (2025): 140,141 people
• By 2030: 151,233 · +7.9%
• By 2040: 173,100 · +23.5%
• By 2050: 194,368 · +38.7%
• By 2075: 245,295 · +75.0%
• By 2100: 279,117 · +99.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 20% Hispanic / Latino 3% Two or more races 3% Asian 2% Native American 1%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Asian/Pacific 2%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+40.1) · D 28.8% · R 69.0% · Other 2.2%
• 2008→2024 swing: +0.8pp no change · 2008: -41.0pp · 2024: -40.1pp
• All cycles: 2024: R+40.1 2020: R+41.2 2016: R+43.5 2012: R+42.7 2008: R+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.03%
• Current HPI: 209.3241
• 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

1 event — show timeline

• 2026-05-23 Listed $73,500 FSBO.com

Property tax history

+4.7%/yr

Latest (2025): $1,019 · +2.9% YoY. Source: county tax records.