16074 Hwy 66 · Mountain View, AR 72560

$60,000

2 bd · 1.0 ba · 896 sqft · SingleFamily public records · 23 Days on market

0.75 ac lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Schools +3.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This Home needs some work and also a new septic system has shop that could be used for lots of things with Hwy frontage

Key facts

• Shop
• New septic system
• Hwy frontage

Tags

• NEW SEPTIC SYSTEM
• HWY FRONTAGE
• SHOP

Property features AI

Exterior

• Parking: Parking for 3 cars
• Utilities: Public water; Municipal electric (Entergy)
• Home design: Metal/vinyl siding exterior
• Construction: Crawl space foundation; Metal/vinyl siding
• Exterior features: Metal roof; Paved road access; Sloped lot; Approximately 0.75 acre lot

Interior

• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Window units
• Interior features: Wood floors; Window air conditioning units

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($843 rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 2.5% in Mountain View — 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 58/100 on livability (#316 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools D-, crime D-, amenities F.
• Mountain View School District (rural): math 34% / reading 41% proficiency, ranked #107 of 238 in AR (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 164 active listings in the ZIP; 2 units permitted in Stone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Stone County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $46k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $59,100 (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 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?
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 1.41% ✓
• Cap rate: 12.42%
• Cash-on-cash: 21.87%
• DSCR: 1.97
• GRM: 5.9

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: 14.5%
• Equity multiple: 1.58×
• Total profit: $9,758
• Equity at exit: $8,946

10-year hold

• IRR: 23.2%
• Equity multiple: 3.00×
• Total profit: $33,524
• Equity at exit: $5,188

Cash invested: $16,800 (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 72560

• Home prices YoY: -23.2%
• Active inventory: 164
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $843 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$20 /mo · $244/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $306

Break-even live

Break-even rent $456

Max offer price $60,000

Occupancy floor 59%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $60,000 Active 23 DOM
2. 2026-06-18
   days on market $60,000 Active 22 DOM
3. 2026-06-17
   days on market $60,000 Active 21 DOM
4. 2026-06-16
   days on market $60,000 Active 20 DOM
5. 2026-06-15
   days on market $60,000 Active 19 DOM
6. 2026-06-14
   days on market $60,000 Active 17 DOM
7. 2026-06-12
   days on market $60,000 Active 16 DOM
8. 2026-06-09
   days on market $60,000 Active 13 DOM
9. 2026-06-08
   days on market $60,000 Active 12 DOM
10. 2026-06-07
    days on market $60,000 Active 11 DOM
11. 2026-06-07
    statusdays on market $60,000 Active 10 DOM
12. 2026-06-02
    days on market $60,000 New Listing 6 DOM
13. 2026-06-01
    days on market $60,000 New Listing 5 DOM
14. 2026-05-31
    days on market $60,000 New Listing 4 DOM
15. 2026-05-30
    days on market $60,000 New Listing 3 DOM
16. 2026-05-27
    listed $60,000 New Listing
17. 2022-07-06
    soldstatus $46,000
18. 2009-06-04
    soldstatus $46,000
19. 2009-06-04
    soldstatus $52,000
20. 2004-03-09
    soldstatus $35,130

ⓘ 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: $244 · $20/mo
• Projected year-2 tax: $384 · $32/mo
• Expected delta: +$140/yr (+$12/mo · 57.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 19 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: $10,119
• − Mortgage interest: −$3,361
• − Property taxes: −$244
• − Insurance: −$300
• − Repairs & maintenance: −$810
• − Management: −$810
• − Depreciation: −$1,745
• Taxable income: $2,850
• Est. tax owed @ 24.0%: −$684
• After-tax cash flow: $2,990/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: Mountain View School District
• NCES district ID: 0510200
• Math proficiency: 34% ▼ -20.00%
• Reading proficiency: 41% ▼ -13.00%
• Median HH income: $31,281
• Composite: 30.61/100
• National rank: #6192
• State rank: #107 of 238 in AR

Livability — Mountain View

• Score: 58/100
• State rank: #316
• US rank: #20958

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,650
• Population (ZIP): 7,650

Population outlook (Stone County) Hauer SSP2

• Today (2025): 12,440 people
• By 2030: 12,372 · -0.5%
• By 2040: 12,081 · -2.9%
• By 2050: 11,628 · -6.5%
• By 2075: 10,863 · -12.7%
• By 2100: 9,420 · -24.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 3% Native American 1%
• Common ancestry: Slovak 4% Iranian 3% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Stone

• 2024 margin: Solid R (+61.7) · D 18.1% · R 79.7% · Other 2.2%
• 2008→2024 swing: -25.3pp toward R · 2008: -36.4pp · 2024: -61.7pp
• All cycles: 2024: R+61.7 2020: R+57.9 2016: R+52.3 2012: R+45.2 2008: R+36.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.20%
• Current HPI: 159.8996
• 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

+70.8% since first listed

5 events — show timeline

• 2026-05-27 Listed $60,000 CARMLS
• 2022-07-06 Sold (Public Records) $46,000 Public Records
• 2009-06-04 Sold (Public Records) $52,000 Public Records
• 2009-06-04 Sold (Public Records) $46,000 Public Records
• 2004-03-09 Sold (Public Records) $35,130 Public Records

Property tax history

+0.0%/yr

Latest (2015): $244 · +0.0% YoY. Source: county tax records.