480 7th Street St · Mammoth Spring, AR 72554

$59,900

2 bd · 2.0 ba · 972 sqft · Manufactured · 74 Days on market

Built 2000 0.40 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 +9.4/10.0
• Appreciation +8.5/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

HOME IN TOWN ON 2 LOTS NEAR MAMMOTH SPRING SCHOOLThis 3-bedroom, 2-bath mobile home is located on a corner lot in Mammoth Spring and offers an affordable opportunity for homeowners or investors alike. Sitting on approximately 0.4 acres across a double lot, the property provides extra space that lays well and could be used for a garden, outdoor living area, or even a potential additional homesite. Inside, the home features a functional layout with a spacious primary suite that includes an attached bathroom and plenty of room to relax. The kitchen comes equipped with a refrigerator and stove, and the washer and dryer are included, adding convenience for the next owner. While the home does nee

Key facts

• Outdoor living area
• Attached bathroom
• Double lot

Tags

• CORNER LOT
• DOUBLE LOT
• OUTDOOR LIVING AREA
• FUNCTIONAL LAYOUT
• SPACIOUS PRIMARY SUITE
• ATTACHED BATHROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($862 rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 2.9% in Mammoth Spring — 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 77/100 on livability (#7 in AR, #2,817 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Mammoth Spring School District (town): math 31% / reading 39% proficiency, ranked #126 of 238 in AR (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mammoth Spring Elem. School (math 42% / reading 37%, grade F, #206 of 454 statewide, top 48%, 285 students, 100% FRL); Mammoth Spring High School (math 22% / reading 37%, grade F, #142 of 292 statewide, top 53%, 223 students, 100% FRL) — zoned schools average 100% FRL vs 55% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 88 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($414 loan paydown + $4k appreciation (7.0% local appreciation)).
• Fulton County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $15k; list at $60k implies a 299% gain — meaningful room to come down on a strong offer.

Recommended offer $56,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 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. 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: 1.44% ✓
• Cap rate: 12.56%
• Cash-on-cash: 22.36%
• DSCR: 2.00
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.8%
• Equity multiple: 3.42×
• Total profit: $40,639
• Equity at exit: $41,327

10-year hold

• IRR: 32.6%
• Equity multiple: 7.15×
• Total profit: $103,215
• Equity at exit: $78,337

Cash invested: $16,772 (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 72554

• Home prices YoY: 3.3%
• Active inventory: 88
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $862 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$29 /mo · $353/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $313

Break-even live

Break-even rent $466

Max offer price $59,900

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-04-10
   status Pending
2. 2026-04-02
   status Active
3. 2026-02-27
   status Pending
4. 2025-12-22
   listed $59,900 Active
5. 2023-08-01
   historical
6. 2023-05-18
   price $56,900
7. 2023-04-19
   status Active
8. 2023-04-14
   historical Active Under Contract
9. 2023-04-10
   listed $59,900 Active
10. 2023-04-01
    historical
11. 2023-03-16
    price $69,900
12. 2023-01-12
    status Active
13. 2023-01-01
    historical
14. 2022-11-14
    price $74,900
15. 2022-11-03
    price $79,900
16. 2022-11-01
    price $85,000
17. 2022-10-10
    listed $90,000 Active
18. 2012-05-14
    soldstatus $15,000
19. 2001-06-12
    soldstatus $5,000

ⓘ 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: $353 · $29/mo
• Projected year-2 tax: $383 · $32/mo
• Expected delta: +$30/yr (+$3/mo · 8.6%)

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

Taxation est. · year 1

• Rental income: $10,346
• − Mortgage interest: −$3,355
• − Property taxes: −$353
• − Insurance: −$300
• − Repairs & maintenance: −$828
• − Management: −$828
• − Depreciation: −$1,743
• Taxable income: $2,940
• Est. tax owed @ 24.0%: −$706
• After-tax cash flow: $3,045/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: Mammoth Spring School District
• NCES district ID: 0509270
• Math proficiency: 31% ▼ -24.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $32,157
• Composite: 28.62/100
• National rank: #6709
• State rank: #126 of 238 in AR

Livability — Mammoth Spring

• Score: 77/100
• State rank: #7
• US rank: #2817

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

• Census place: Mammoth Spring, AR
• Population (ZIP): 2,749

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 11,739 people
• By 2030: 11,330 · -3.5%
• By 2040: 10,483 · -10.7%
• By 2050: 9,717 · -17.2%
• By 2075: 8,351 · -28.9%
• By 2100: 6,853 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 5%
• Common ancestry: Slovak 2% Serbian 1% Romanian 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid R (+62.1) · D 18.0% · R 80.1% · Other 1.9%
• 2008→2024 swing: -43.3pp toward R · 2008: -18.9pp · 2024: -62.1pp
• All cycles: 2024: R+62.1 2020: R+57.2 2016: R+50.7 2012: R+33.1 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.95%
• Current HPI: 219.211
• 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

+1098.0% since first listed

19 events — show timeline

• 2026-04-10 Pending — SOMO
• 2026-04-02 Relisted — SOMO
• 2026-02-27 Pending — SOMO
• 2025-12-22 Listed $59,900 SOMO
• 2023-08-01 Delisted — SOMO
• 2023-05-18 Price Changed $56,900 SOMO
• 2023-04-19 Relisted — SOMO
• 2023-04-14 Contingent — SOMO
• 2023-04-10 Listed $59,900 SOMO
• 2023-04-01 Delisted — SOMO
• 2023-03-16 Price Changed $69,900 SOMO
• 2023-01-12 Relisted — SOMO
• 2023-01-01 Delisted — SOMO
• 2022-11-14 Price Changed $74,900 SOMO
• 2022-11-03 Price Changed $79,900 SOMO
• 2022-11-01 Price Changed $85,000 SOMO
• 2022-10-10 Listed $90,000 SOMO
• 2012-05-14 Sold (Public Records) $15,000 Public Records
• 2001-06-12 Sold (Public Records) $5,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $353 · +0.0% YoY. Source: county tax records.