23699 Highway 90 · Ravenden, AR 72459

$63,900

2 bd · 1.0 ba · 728 sqft · Manufactured public records · 61 Days on market

Built 1990 5.00 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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Private hilltop setting on 5 acres just minutes from the Spring River! This updated 2 bedroom, 1 bath mobile home in Ravenden, Arkansas offers country living with highway frontage while remaining tucked away and hidden from view, creating a peaceful setting with scenic hilltop views. Located just 5 minutes to the Spring River, 15 minutes to the Eleven Point River, and within 30 minutes of several small lakes, this property is ideal for a weekend getaway, starter home, or investment opportunity. The interior has been recently updated with fresh paint and new vinyl plank flooring, offering a clean, move-in ready feel. The home includes 2 bedrooms, 1 bath, a separate laundry room, and an enclosed porch that adds extra living space. Outside features include a deck on the front of the home, a rear porch, and two storage buildings-including a 10x12 building with power and a 5x8 metal building. The 5-acre tract provides privacy, usable land, and room to enjoy the outdoors.

Key facts

• Highway frontage
• Fresh paint
• 5 acres

Tags

• 5 ACRES
• HIGHWAY FRONTAGE
• UPDATED INTERIOR
• FRESH PAINT
• NEW VINYL PLANK FLOORING
• SEPARATE LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $64k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($820 rent vs $64k).
• Recommended offer: $60k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#241 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: crime C-, schools F, amenities F.
• Sloan-Hendrix School District (rural): math 28% / reading 28% proficiency, ranked #171 of 238 in AR (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 26 active listings in the ZIP; 6 units permitted in Randolph County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($442 loan paydown + $2k appreciation (3.0% local appreciation)).
• Randolph County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $23k; list at $64k implies a 178% gain — meaningful room to come down on a strong offer.

Recommended offer $60,066 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.28% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.82%
• DSCR: 1.61
• GRM: 6.5

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: 20.5%
• Equity multiple: 2.16×
• Total profit: $20,831
• Equity at exit: $28,732

10-year hold

• IRR: 21.6%
• Equity multiple: 4.12×
• Total profit: $55,794
• Equity at exit: $44,280

Cash invested: $17,892 (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 72459

• Active inventory: 26
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $820 medium
• Mortgage (P&I): −$335
• Tax est. 1.5%: −$80 /mo · $958/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $206

Break-even live

Break-even rent $559

Max offer price $63,900

Occupancy floor 70%

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: $15,975
• Closing costs: $1,917
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $63,900 Active 61 DOM
2. 2026-06-18
   days on market $63,900 Active 60 DOM
3. 2026-06-17
   days on market $63,900 Active 59 DOM
4. 2026-06-16
   days on market $63,900 Active 58 DOM
5. 2026-06-15
   days on market $63,900 Active 57 DOM
6. 2026-06-14
   days on market $63,900 Active 55 DOM
7. 2026-06-12
   days on market $63,900 Active 54 DOM
8. 2026-06-09
   days on market $63,900 Active 51 DOM
9. 2026-06-08
   days on market $63,900 Active 50 DOM
10. 2026-06-07
    days on market $63,900 Active 49 DOM
11. 2026-06-07
    days on market $63,900 Active 48 DOM
12. 2026-06-04
    days on market $63,900 Active 45 DOM
13. 2026-06-02
    days on market $63,900 Active 44 DOM
14. 2026-06-01
    days on market $63,900 Active 43 DOM
15. 2026-05-31
    days on market $63,900 Active 42 DOM
16. 2026-05-31
    days on market $63,900 Active 41 DOM
17. 2026-04-18
    listed $63,900 New Listing 980-char remark

    Show marketing remark (980 chars)

    Private hilltop setting on 5 acres just minutes from the Spring River! This updated 2 bedroom, 1 bath mobile home in Ravenden, Arkansas offers country living with highway frontage while remaining tucked away and hidden from view, creating a peaceful setting with scenic hilltop views. Located just 5 minutes to the Spring River, 15 minutes to the Eleven Point River, and within 30 minutes of several small lakes, this property is ideal for a weekend getaway, starter home, or investment opportunity. The interior has been recently updated with fresh paint and new vinyl plank flooring, offering a clean, move-in ready feel. The home includes 2 bedrooms, 1 bath, a separate laundry room, and an enclosed porch that adds extra living space. Outside features include a deck on the front of the home, a rear porch, and two storage buildings-including a 10x12 building with power and a 5x8 metal building. The 5-acre tract provides privacy, usable land, and room to enjoy the outdoors.

18. 2006-05-23
    soldstatus $23,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥109°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: $9,837
• − Mortgage interest: −$3,579
• − Property taxes: −$958
• − Insurance: −$320
• − Repairs & maintenance: −$787
• − Management: −$787
• − Depreciation: −$1,859
• Taxable income: $1,547
• Est. tax owed @ 24.0%: −$371
• After-tax cash flow: $2,101/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: Sloan-Hendrix School District
• NCES district ID: 0512480
• Math proficiency: 28% ▼ -6.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $30,202
• Composite: 22.66/100
• National rank: #8048
• State rank: #171 of 238 in AR

Livability — Ravenden

• Score: 61/100
• State rank: #241
• US rank: #17868

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,351

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 16,421 people
• By 2030: 15,733 · -4.2%
• By 2040: 14,296 · -12.9%
• By 2050: 12,884 · -21.5%
• By 2075: 9,535 · -41.9%
• By 2100: 6,520 · -60.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Slovak 4% Lithuanian 2% Italian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+63.7) · D 17.1% · R 80.9% · Other 2.0%
• 2008→2024 swing: -45.6pp toward R · 2008: -18.1pp · 2024: -63.7pp
• All cycles: 2024: R+63.7 2020: R+60.8 2016: R+48.8 2012: R+27.9 2008: R+18.1

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

+177.8% since first listed

2 events — show timeline

• 2026-04-18 Listed $63,900 CARMLS
• 2006-05-23 Sold (Public Records) $23,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $38 · +0.0% YoY. Source: county tax records.