661 -#34 Nubbin Ridge Rd · Lakeview, AR 72642

$52,500

2 bd · 2.0 ba · 1,088 sqft · Manufactured public records · 188 Days on market

$48/sqft · 18% below area Est $89k · 41% under ↓ 35% since listing

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome Home to the BEAUTIFULLY appointed mobile home located in Leisure Hills. This home features two bedrooms, two bathrooms, has an attached garage, extra bonus room, office, private back deck, and even a storage shed! There are new mini splits for heating and cooling as well as updated electrical and is ready for your generator to be plugged right in. The open kitchen has a new stainless steel stove and refrigerator, and the whole home has fresh paint!!! Buyer must be approved by Management. Owner will consider financing with $10,000 down payment.

Key facts

• Updated electrical
• Private back deck
• Attached garage

Tags

• ATTACHED GARAGE
• EXTRA BONUS ROOM
• PRIVATE BACK DECK
• STORAGE SHED
• UPDATED ELECTRICAL
• OPEN KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $52k.

Deal economics

• At list price, monthly cash flow is $375 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($934 rent vs $52k).
• Recommended offer: $46k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 3.6% in Lakeview — 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 68/100 on livability (#88 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Mountain Home School District (town): math 45% / reading 45% proficiency, ranked #40 of 238 in AR (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 30 active listings in the ZIP; 47 units permitted in Baxter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($363 loan paydown + $5k appreciation (10.0% local appreciation)).
• Baxter County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $22k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $46,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 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 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: 1.78% ✓
• Cap rate: 14.87%
• Cash-on-cash: 30.62%
• DSCR: 2.36
• GRM: 4.7

CMA / ARV

• ARV (median comp): $89,000
• List price: $52,500
• Delta: -41.01%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
661 - #51 Nubbin Ridge Rd	0.00mi	2/2.0	938 (-14%)	3mo	$30,000	$32	75
661 Nubbin Ridge Rd Lot 14	0.00mi	2/1.5	924 (-15%)	0mo	$29,900	$32	73
661 Nubbin Ridge Rd	0.00mi	2/1.5	924 (-15%)	0mo	$29,900	$32	73
661- #52 Nubbin Ridge Rd	0.00mi	2/2.0	952 (-12%)	9mo	$26,500	$28	72
661- #17 Nubbin Ridge Rd	0.33mi	2/2.0	1,008 (-7%)	7mo	$55,000	$55	66

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.6%
• Equity multiple: 4.57×
• Total profit: $52,499
• Equity at exit: $47,296

10-year hold

• IRR: 41.4%
• Equity multiple: 10.24×
• Total profit: $135,841
• Equity at exit: $101,996

Cash invested: $14,700 (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 72642

• Home prices YoY: 6.1%
• Active inventory: 30
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $934 medium
• Mortgage (P&I): −$275
• Tax est. 1.5%: −$66 /mo · $788/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $375

Break-even live

Break-even rent $459

Max offer price $52,500

Occupancy floor 55%

Sensitivity live

Price	-10% $411	-5% $393	+0% $375	+5% $357	+10% $339
Rent	-10% $301	-5% $338	+0% $375	+5% $412	+10% $449
Rate	-1.0pp $402	-0.5pp $388	base $375	+0.5pp $362	+1.0pp $348

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: $13,125
• Closing costs: $1,575
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   statusdays on market $52,500 Active Under Contract 188 DOM
2. 2026-06-19
   days on market $52,500 Active 186 DOM
3. 2026-06-18
   days on market $52,500 Active 185 DOM
4. 2026-06-17
   days on market $52,500 Active 184 DOM
5. 2026-06-16
   days on market $52,500 Active 183 DOM
6. 2026-06-15
   days on market $52,500 Active 182 DOM
7. 2026-06-14
   days on market $52,500 Active 180 DOM
8. 2026-06-12
   days on market $52,500 Active 179 DOM
9. 2026-06-09
   days on market $52,500 Active 176 DOM
10. 2026-06-08
    days on market $52,500 Active 175 DOM
11. 2026-06-07
    days on market $52,500 Active 174 DOM
12. 2026-06-05
    days on market $52,500 Active 171 DOM
13. 2026-06-02
    days on market $52,500 Active 169 DOM
14. 2026-06-01
    days on market $52,500 Active 168 DOM
15. 2026-05-31
    days on market $52,500 Active 167 DOM
16. 2026-05-30
    days on market $52,500 Active 166 DOM
17. 2026-05-06
    price $55,000 557-char remark

    Show marketing remark (557 chars)

    Welcome Home to the BEAUTIFULLY appointed mobile home located in Leisure Hills. This home features two bedrooms, two bathrooms, has an attached garage, extra bonus room, office, private back deck, and even a storage shed! There are new mini splits for heating and cooling as well as updated electrical and is ready for your generator to be plugged right in. The open kitchen has a new stainless steel stove and refrigerator, and the whole home has fresh paint!!! Buyer must be approved by Management. Owner will consider financing with $10,000 down payment.

18. 2026-04-14
    price $59,900 557-char remark

    Show marketing remark (557 chars)

    Welcome Home to the BEAUTIFULLY appointed mobile home located in Leisure Hills. This home features two bedrooms, two bathrooms, has an attached garage, extra bonus room, office, private back deck, and even a storage shed! There are new mini splits for heating and cooling as well as updated electrical and is ready for your generator to be plugged right in. The open kitchen has a new stainless steel stove and refrigerator, and the whole home has fresh paint!!! Buyer must be approved by Management. Owner will consider financing with $10,000 down payment.

19. 2026-02-14
    price $62,500 557-char remark

    Show marketing remark (557 chars)

    Welcome Home to the BEAUTIFULLY appointed mobile home located in Leisure Hills. This home features two bedrooms, two bathrooms, has an attached garage, extra bonus room, office, private back deck, and even a storage shed! There are new mini splits for heating and cooling as well as updated electrical and is ready for your generator to be plugged right in. The open kitchen has a new stainless steel stove and refrigerator, and the whole home has fresh paint!!! Buyer must be approved by Management. Owner will consider financing with $10,000 down payment.

20. 2026-02-06
    price $70,999 557-char remark

    Show marketing remark (557 chars)

    Welcome Home to the BEAUTIFULLY appointed mobile home located in Leisure Hills. This home features two bedrooms, two bathrooms, has an attached garage, extra bonus room, office, private back deck, and even a storage shed! There are new mini splits for heating and cooling as well as updated electrical and is ready for your generator to be plugged right in. The open kitchen has a new stainless steel stove and refrigerator, and the whole home has fresh paint!!! Buyer must be approved by Management. Owner will consider financing with $10,000 down payment.

21. 2026-01-04
    status Active 557-char remark

    Show marketing remark (557 chars)

    Welcome Home to the BEAUTIFULLY appointed mobile home located in Leisure Hills. This home features two bedrooms, two bathrooms, has an attached garage, extra bonus room, office, private back deck, and even a storage shed! There are new mini splits for heating and cooling as well as updated electrical and is ready for your generator to be plugged right in. The open kitchen has a new stainless steel stove and refrigerator, and the whole home has fresh paint!!! Buyer must be approved by Management. Owner will consider financing with $10,000 down payment.

22. 2025-12-30
    historical Active Under Contract 557-char remark

    Show marketing remark (557 chars)

    Welcome Home to the BEAUTIFULLY appointed mobile home located in Leisure Hills. This home features two bedrooms, two bathrooms, has an attached garage, extra bonus room, office, private back deck, and even a storage shed! There are new mini splits for heating and cooling as well as updated electrical and is ready for your generator to be plugged right in. The open kitchen has a new stainless steel stove and refrigerator, and the whole home has fresh paint!!! Buyer must be approved by Management. Owner will consider financing with $10,000 down payment.

23. 2025-12-15
    listed $75,000 Active 557-char remark

    Show marketing remark (557 chars)

    Welcome Home to the BEAUTIFULLY appointed mobile home located in Leisure Hills. This home features two bedrooms, two bathrooms, has an attached garage, extra bonus room, office, private back deck, and even a storage shed! There are new mini splits for heating and cooling as well as updated electrical and is ready for your generator to be plugged right in. The open kitchen has a new stainless steel stove and refrigerator, and the whole home has fresh paint!!! Buyer must be approved by Management. Owner will consider financing with $10,000 down payment.

24. 2025-09-12
    price $78,250
25. 2025-07-24
    price $79,999
26. 2025-06-11
    listed $85,000 Active

ⓘ 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 ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $11,209
• − Mortgage interest: −$2,941
• − Property taxes: −$788
• − Insurance: −$262
• − Repairs & maintenance: −$897
• − Management: −$897
• − Depreciation: −$1,527
• Taxable income: $3,898
• Est. tax owed @ 24.0%: −$935
• After-tax cash flow: $3,566/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 Home School District
• NCES district ID: 0500043
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $36,966
• Composite: 37.4/100
• National rank: #4424
• State rank: #40 of 238 in AR

Livability — Lakeview

• Score: 68/100
• State rank: #88
• US rank: #9722

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

• City population: 1,724
• Population (ZIP): 1,724

Population outlook (Baxter County) Hauer SSP2

• Today (2025): 39,886 people
• By 2030: 39,226 · -1.7%
• By 2040: 37,810 · -5.2%
• By 2050: 36,287 · -9.0%
• By 2075: 32,965 · -17.4%
• By 2100: 28,002 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 5% Serbian 4% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Baxter

• 2024 margin: Solid R (+56.9) · D 20.7% · R 77.6% · Other 1.7%
• 2008→2024 swing: -25.3pp toward R · 2008: -31.6pp · 2024: -56.9pp
• All cycles: 2024: R+56.9 2020: R+53.3 2016: R+53.6 2012: R+44.0 2008: R+31.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.66%
• Current HPI: 237.0425
• 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

-35.3% since first listed

10 events — show timeline

• 2026-05-06 Price Changed $55,000 MHMLS
• 2026-04-14 Price Changed $59,900 MHMLS
• 2026-02-14 Price Changed $62,500 MHMLS
• 2026-02-06 Price Changed $70,999 MHMLS
• 2026-01-04 Relisted — MHMLS
• 2025-12-30 Contingent — MHMLS
• 2025-12-15 Listed $75,000 MHMLS
• 2025-09-12 Price Changed $78,250 MHMLS
• 2025-07-24 Price Changed $79,999 MHMLS
• 2025-06-11 Listed $85,000 MHMLS

Property tax history

+1.6%/yr

Latest (2024): $13 · +4.5% YoY. Source: county tax records.