16856 Mahurin Loop · Garfield, AR 72732

$150,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 148 Days on market

Built 2015 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.8/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Don't miss out on this 5 acre plot with move in ready home and shop building. Home features open concept floorplan with large kitchen and living room area perfect for the family to gather. The split design with two large bedrooms and an office. Property features shop building for parking and storage. Enjoy nature and the quiet from the front deck.

Key facts

• Open living area
• Eat-in kitchen
• 5 private acres

Tags

• 5 PRIVATE ACRES
• OPEN LIVING AREA
• EAT-IN KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $831 ($10k/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.

Location & tenants

• Location reads 66/100 on livability (#123 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: schools D+, amenities F, commute F.
• Pea Ridge School District (suburban): math 43% / reading 42% proficiency, ranked #43 of 238 in AR (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 130 active listings in the ZIP; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $11k appreciation (7.6% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.6% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, 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 148 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $86k; list at $150k implies a 74% gain — meaningful room to come down on a strong offer.

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

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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: 1.53% ✓
• Cap rate: 12.94%
• Cash-on-cash: 23.74%
• DSCR: 2.06
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.1%
• Equity multiple: 3.64×
• Total profit: $110,980
• Equity at exit: $109,977

10-year hold

• IRR: 34.3%
• Equity multiple: 7.73×
• Total profit: $282,627
• Equity at exit: $214,610

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 72732

• Home prices YoY: 2.1%
• Active inventory: 130
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,293 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$131 /mo · $1,577/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $831

Break-even live

Break-even rent $1,241

Max offer price $150,000

Occupancy floor 59%

Sensitivity live

Price	-10% $916	-5% $874	+0% $831	+5% $789	+10% $746
Rent	-10% $650	-5% $740	+0% $831	+5% $922	+10% $1,012
Rate	-1.0pp $907	-0.5pp $869	base $831	+0.5pp $792	+1.0pp $753

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 9 events

1. 2026-03-20
   status Pending
2. 2025-12-17
   status Active
3. 2025-10-28
   status Pending
4. 2025-09-03
   listed $150,000 Active
5. 2025-06-29
   historical $1,200
6. 2025-05-23
   listed $1,200
7. 2020-01-06
   soldstatus $86,000
8. 2019-12-27
   soldstatus $86,000 349-char remark

   Show marketing remark (349 chars)

   Don't miss out on this 5 acre plot with move in ready home and shop building. Home features open concept floorplan with large kitchen and living room area perfect for the family to gather. The split design with two large bedrooms and an office. Property features shop building for parking and storage. Enjoy nature and the quiet from the front deck.

9. 2018-10-17
   listed $86,000 349-char remark

   Show marketing remark (349 chars)

   Don't miss out on this 5 acre plot with move in ready home and shop building. Home features open concept floorplan with large kitchen and living room area perfect for the family to gather. The split design with two large bedrooms and an office. Property features shop building for parking and storage. Enjoy nature and the quiet from the front deck.

ⓘ 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: $1,577 · $131/mo
• Projected year-2 tax: $1,577 · $131/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 4/10 Moderate 7 d/yr ≥103°F today · 20 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: $27,518
• − Mortgage interest: −$8,402
• − Property taxes: −$1,577
• − Insurance: −$750
• − Repairs & maintenance: −$2,201
• − Management: −$2,201
• − Depreciation: −$4,364
• Taxable income: $8,022
• Est. tax owed @ 24.0%: −$1,925
• After-tax cash flow: $8,048/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: Pea Ridge School District
• NCES district ID: 0503030
• Math proficiency: 43% ▼ -3.00%
• Reading proficiency: 42% ▼ -8.00%
• Median HH income: $53,156
• Composite: 36.88/100
• National rank: #4546
• State rank: #43 of 238 in AR

Livability — Garfield

• Score: 66/100
• State rank: #123
• US rank: #11634

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,493

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 0.56)
• Race & ethnicity: White 65% Two or more races 27% Hispanic / Latino 11% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Danish 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▲ 7.61%
• Current HPI: 368.3932
• 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

+74.4% since first listed

9 events — show timeline

• 2026-03-20 Pending — NWARMLS
• 2025-12-17 Relisted — NWARMLS
• 2025-10-28 Pending — NWARMLS
• 2025-09-03 Listed $150,000 NWARMLS
• 2025-06-29 Rental Removed $1,200 TENANTTURNER2
• 2025-05-23 Listed for Rent $1,200 TENANTTURNER2
• 2020-01-06 Sold (Public Records) $86,000 Public Records
• 2019-12-27 Sold (MLS) $86,000 NWARMLS
• 2018-10-17 Listed $86,000 NWARMLS

Property tax history

+22.8%/yr

Latest (2025): $1,577 · +0.5% YoY. Source: county tax records.