6195 Hwy 263 · Fairfield Bay, AR 72560

$89,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured public records · 12 Days on market

Built 2000 1.65 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 +7.5/10.0
• ARV discount +7.5/15.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice Double-wide mobile on 1.14 acres M/L wooded with metal carport with one side enclosed for great storage only 30 min. to MTN. View and about 15 min to Greers Ferry Lake.

Key facts

• Detached carport
• Walk-in closet
• Level lot

Tags

• WALK-IN CLOSET
• LEVEL LOT
• DETACHED CARPORT
• ENCLOSED SIDE
• SHOP OR STORAGE
• 30 MINUTES TO MOUNTAIN VIEW

Property features AI

Finance

• Other: Property sits on approximately 1.65 acres
• Financial info: Financing options: conventional loan or cash

Exterior

• Parking: Detached carport
• Utilities: Public water; Septic system; Municipal electric service (Entergy); Wireless internet available
• Home design: Double-wide mobile home; Mobile home; Entry level information not provided; Facing direction not provided
• Construction: Metal/vinyl siding; 3-tab shingle roof; Crawl space foundation; Built year not provided
• Exterior features: Porch; Covered patio; Partially fenced yard; Outside storage area; Guttering; Paved road access; Rural, level lot; not in a subdivision

Interior

• Kitchen: Free-standing stove; Surface range; Dishwasher; Refrigerator stays; Ice maker connection
• Bedrooms: Bedrooms with walk-in closet(s)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Walk-in closet(s); Ceiling fan(s); Formica kitchen counters; Paneling and wallpaper on walls/ceilings; Wood-burning prefabricated fireplace
• Laundry & utility: Washer connection; Electric dryer connection; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Cap rate 11.1% vs local median 5.7% in Fairfield Bay — 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 62/100 on livability (#220 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D+, schools F, amenities F.
• Mountain View School District (rural): math 34% / reading 41% proficiency, ranked #107 of 238 in AR (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 162 active listings in the ZIP; 2 units permitted in Stone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Stone County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.25% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.10%
• DSCR: 1.76
• GRM: 6.7

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: 8.3%
• Equity multiple: 1.33×
• Total profit: $8,150
• Equity at exit: $13,270

10-year hold

• IRR: 17.5%
• Equity multiple: 2.45×
• Total profit: $36,049
• Equity at exit: $7,695

Cash invested: $24,920 (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 72560

• Home prices YoY: -23.2%
• Active inventory: 162
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,110 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$18 /mo · $212/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $355

Break-even live

Break-even rent $660

Max offer price $89,000

Occupancy floor 63%

Sensitivity live

Price	-10% $405	-5% $380	+0% $355	+5% $330	+10% $305
Rent	-10% $267	-5% $311	+0% $355	+5% $399	+10% $443
Rate	-1.0pp $400	-0.5pp $378	base $355	+0.5pp $332	+1.0pp $309

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-17
   status $89,000 Under Contract 12 DOM
2. 2026-06-17
   days on market $89,000 Active 12 DOM
3. 2026-06-16
   days on market $89,000 Active 11 DOM
4. 2026-06-15
   days on market $89,000 Active 10 DOM
5. 2026-06-14
   days on market $89,000 Active 8 DOM
6. 2026-06-12
   statusdays on market $89,000 Active 7 DOM
7. 2026-06-09
   days on market $89,000 New Listing 4 DOM
8. 2026-06-08
   days on market $89,000 New Listing 3 DOM
9. 2026-06-07
   days on market $89,000 New Listing 2 DOM
10. 2026-06-07
    remarks 215-char remark
11. 2026-06-07
    listed $89,000 New Listing 1 DOM

ⓘ 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: $212 · $18/mo
• Projected year-2 tax: $570 · $47/mo
• Expected delta: +$358/yr (+$30/mo · 168.7%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 6 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 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: $13,314
• − Mortgage interest: −$4,985
• − Property taxes: −$212
• − Insurance: −$445
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − Depreciation: −$2,589
• Taxable income: $2,952
• Est. tax owed @ 24.0%: −$709
• After-tax cash flow: $3,552/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 View School District
• NCES district ID: 0510200
• Math proficiency: 34% ▼ -20.00%
• Reading proficiency: 41% ▼ -13.00%
• Median HH income: $31,281
• Composite: 30.61/100
• National rank: #6192
• State rank: #107 of 238 in AR

Livability — Fairfield Bay

• Score: 62/100
• State rank: #220
• US rank: #16778

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,264
• Population (ZIP): 7,650

Population outlook (Stone County) Hauer SSP2

• Today (2025): 12,440 people
• By 2030: 12,372 · -0.5%
• By 2040: 12,081 · -2.9%
• By 2050: 11,628 · -6.5%
• By 2075: 10,863 · -12.7%
• By 2100: 9,420 · -24.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 3% Native American 1%
• Common ancestry: Slovak 4% Iranian 3% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Stone

• 2024 margin: Solid R (+61.7) · D 18.1% · R 79.7% · Other 2.2%
• 2008→2024 swing: -25.3pp toward R · 2008: -36.4pp · 2024: -61.7pp
• All cycles: 2024: R+61.7 2020: R+57.9 2016: R+52.3 2012: R+45.2 2008: R+36.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.20%
• Current HPI: 159.8996
• 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

+747.6% since first listed

6 events — show timeline

• 2026-06-05 Listed $89,000 CARMLS
• 2024-04-22 Contingent — CARMLS
• 2024-04-18 Sold (Public Records) $95,000 Public Records
• 2024-04-18 Sold (MLS) $95,000 CARMLS
• 2024-01-31 Listed $119,900 CARMLS
• 1999-09-15 Sold (Public Records) $10,500 Public Records