17850 Cookston Rd · Prairie Creek, AR 72756

$150,000

4 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 181 Days on market

Built 2005 0.58 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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover peaceful rural living in this spacious 4-bedroom, 2-bath manufactured home set on over half an acre near Beaver Lake and the national forest. This home features a split floor plan, an inviting eat-in kitchen, and comfortable living spaces with plenty of natural light. Walk-in shower and whirlpool tub for added relaxation. Enjoy the outdoors on the covered porch or deck surrounded by wooded views. Property includes a well house, private septic, and well water. With community lake access nearby and plenty of space for outdoor activities, this property offers an ideal blend of privacy, nature, and everyday convenience.

Key facts

• Covered porch
• Split floor plan
• Wooded views

Tags

• SPLIT FLOOR PLAN
• EAT-IN KITCHEN
• WALK-IN SHOWER
• WHIRLPOOL TUB
• COVERED PORCH
• WOODED VIEWS

Property features AI

Finance

• Financial info: Annual tax information available (amount not included per instructions)
• HOA & community: Monthly association fee (amount not specified); Community near a lake and national forest

Exterior

• Parking: Concrete driveway parking
• Security: Fire alarm
• Utilities: Electricity available; Well water; Septic system (septic tank)
• Home design: Single-story home; Double-wide mobile home; Entry at ground level (crawl space foundation); Home faces unspecified direction
• Construction: Aluminum siding; Asphalt shingle roof; Built as a resale (under 25 years old); Block and tie-down with crawlspace foundation
• Exterior features: Concrete driveway; Covered porch; Deck; Well house; Rural, sloped, wooded lot; Gravel road access; Beaver Lake nearby; Residential zoning

Interior

• Kitchen: Countertop appliances; Electric oven; Range/oven; Range hood; Disposal; Refrigerator; Plumbed for ice maker
• Bedrooms: Bedrooms arranged in a split layout
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Window air conditioning units
• Interior features: Eat-in kitchen; Programmable thermostat; Split bedroom layout; Window treatments; Double-pane windows; Blinds; TV antenna; Fire alarm
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 1.6% in Prairie Creek — 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 67/100 on livability (#109 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools D-, amenities F, commute F.
• Rogers School District (urban): math 45% / reading 45% proficiency, ranked #31 of 238 in AR (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+10.0%/yr); 527 active listings in the ZIP; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).
• This rent runs 32% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $150k implies a 1400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.27% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.44%
• DSCR: 1.60
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 6.7%
• Equity multiple: 1.28×
• Total profit: $11,571
• Equity at exit: $22,365

10-year hold

• IRR: 20.2%
• Equity multiple: 3.13×
• Total profit: $89,371
• Equity at exit: $12,969

Cash invested: $42,000 (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 72756

• Home prices YoY: -18.4%
• Rents YoY: 10.0%
• Active inventory: 527
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,908 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $404

Break-even live

Break-even rent $1,396

Max offer price $150,000

Occupancy floor 74%

Sensitivity live

Price	-10% $508	-5% $456	+0% $404	+5% $352	+10% $300
Rent	-10% $253	-5% $329	+0% $404	+5% $479	+10% $555
Rate	-1.0pp $479	-0.5pp $442	base $404	+0.5pp $365	+1.0pp $326

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-16
   price $150,000
2. 2026-01-18
   price $170,000
3. 2025-11-24
   listed $175,000 Active
4. 2005-04-01
   soldstatus $10,000

ⓘ 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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,891
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$1,547
• − Repairs & maintenance: −$1,831
• − Management: −$1,831
• − Depreciation: −$4,364
• Taxable income: $2,665
• Est. tax owed @ 24.0%: −$640
• After-tax cash flow: $4,208/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: Rogers School District
• NCES district ID: 0511970
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $51,712
• Composite: 38.81/100
• National rank: #4113
• State rank: #31 of 238 in AR

Livability — Prairie Creek

• Score: 67/100
• State rank: #109
• US rank: #10859

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Benton County · 259,241 people
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 41,791
• Household income: $72,230
• Rent vs Own: 37.3% rent · 62.7% own
• Severe rent burden: 981.0

Population outlook (Benton County) Hauer SSP2

• Today (2025): 318,683 people
• By 2030: 353,481 · +10.9%
• By 2040: 425,280 · +33.4%
• By 2050: 497,239 · +56.0%
• By 2075: 662,114 · +107.8%
• By 2100: 776,431 · +143.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 49% Hispanic / Latino 36% Two or more races 30% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 19% · Canada
• Languages at home: 74% English-only · Spanish 25% Other Asian/Pacific 1%

Political lean MEDSL · Benton

• 2024 margin: Strong R (+27.0) · D 35.2% · R 62.1% · Other 2.7%
• 2008→2024 swing: +9.6pp toward D · 2008: -36.5pp · 2024: -27.0pp
• All cycles: 2024: R+27.0 2020: R+26.4 2016: R+34.9 2012: R+40.4 2008: R+36.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.57%
• Current HPI: 366.432
• Rent YoY: ▲ 10.01%
• Metro: Fayetteville-Springdale-Rogers, 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

+1400.0% since first listed

4 events — show timeline

• 2026-04-16 Price Changed $150,000 NWARMLS
• 2026-01-18 Price Changed $170,000 NWARMLS
• 2025-11-24 Listed $175,000 NWARMLS
• 2005-04-01 Sold (Public Records) $10,000 Public Records

Property tax history

+19.7%/yr

Latest (2025): $200 · +0.0% YoY. Source: county tax records.