889 Hwy 258 · Bald Knob, AR 72010

$44,900

3 bd · 2.0 ba · 1,400 sqft · Manufactured public records · 20 Days on market

Built 2003 0.75 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
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

A little piece of country living. This 3BR 2BA mobile home has an open floor plan with a large breakfast bar. There is also a Laundry Rm. Primary BA has a garden tub.

Key facts

• Open floor plan
• Large breakfast bar
• Laundry rm

Tags

• OPEN FLOOR PLAN
• LARGE BREAKFAST BAR
• LAUNDRY RM
• GARDEN TUB

Property features AI

Finance

• Financial info: Financing options include conventional loan or cash

Exterior

• Utilities: Septic system; Public water; Electric service via co-op
• Home design: Manufactured double-wide home
• Construction: Metal/vinyl siding; Metal roof; Crawl space foundation
• Exterior features: Deck; Outside storage area; Level, rural lot not in a subdivision; Paved road access

Interior

• Kitchen: Built-in stove; Dishwasher
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat; Central cooling
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Breakfast bar; Wood-burning prefabricated fireplace; Paneling walls/ceilings
• Laundry & utility: Laundry room; Washer and dryer connections

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $583 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.9% vs local median 4.0% in Bald Knob — 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 57/100 on livability (#340 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Bald Knob School District (rural): math 33% / reading 31% proficiency, ranked #144 of 238 in AR (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 37 active listings in the ZIP; 219 units permitted in White County in 2024 (36 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($310 loan paydown + $2k appreciation (3.4% local appreciation)).
• White County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $45k implies a 274% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,226 (1.5% below list)

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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.43% ✓
• Cap rate: 21.87%
• Cash-on-cash: 55.62%
• DSCR: 3.47
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 61.0%
• Equity multiple: 4.45×
• Total profit: $43,403
• Equity at exit: $21,131

10-year hold

• IRR: 60.2%
• Equity multiple: 9.07×
• Total profit: $101,422
• Equity at exit: $33,318

Cash invested: $12,572 (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 72010

• Home prices YoY: 1.7%
• Active inventory: 37
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,090 medium
• Mortgage (P&I): −$235
• Tax from tax record: −$24 /mo · $292/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $583

Break-even live

Break-even rent $353

Max offer price $44,900

Occupancy floor 42%

Sensitivity live

Price	-10% $608	-5% $595	+0% $583	+5% $570	+10% $557
Rent	-10% $497	-5% $540	+0% $583	+5% $626	+10% $669
Rate	-1.0pp $605	-0.5pp $594	base $583	+0.5pp $571	+1.0pp $559

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $44,900 Active 20 DOM
2. 2026-06-18
   days on market $44,900 Active 19 DOM
3. 2026-06-17
   days on market $44,900 Active 18 DOM
4. 2026-06-16
   days on market $44,900 Active 17 DOM
5. 2026-06-15
   days on market $44,900 Active 16 DOM
6. 2026-06-14
   days on market $44,900 Active 14 DOM
7. 2026-06-12
   days on market $44,900 Active 13 DOM
8. 2026-06-09
   days on market $44,900 Active 10 DOM
9. 2026-06-08
   days on market $44,900 Active 9 DOM
10. 2026-06-07
    statusdays on market $44,900 Active 8 DOM
11. 2026-06-05
    days on market $44,900 New Listing 5 DOM
12. 2026-06-03
    days on market $44,900 New Listing 4 DOM
13. 2026-06-02
    days on market $44,900 New Listing 3 DOM
14. 2026-06-01
    days on market $44,900 New Listing 2 DOM
15. 2026-05-31
    remarks 166-char remark
16. 2026-05-31
    listed $44,900 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: $292 · $24/mo
• Projected year-2 tax: $292 · $24/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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $13,081
• − Mortgage interest: −$2,515
• − Property taxes: −$292
• − Insurance: −$224
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$1,306
• Taxable income: $6,651
• Est. tax owed @ 24.0%: −$1,596
• After-tax cash flow: $5,396/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: Bald Knob School District
• NCES district ID: 0502700
• Math proficiency: 33% ▼ -5.00%
• Reading proficiency: 31% ▼ -1.00%
• Median HH income: $35,076
• Composite: 26.45/100
• National rank: #7218
• State rank: #144 of 238 in AR

Livability — Bald Knob

• Score: 57/100
• State rank: #340
• US rank: #21701

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,283

Population outlook (White County) Hauer SSP2

• Today (2025): 82,310 people
• By 2030: 83,861 · +1.9%
• By 2040: 86,492 · +5.1%
• By 2050: 88,246 · +7.2%
• By 2075: 91,307 · +10.9%
• By 2100: 91,548 · +11.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Iranian 1% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · White

• 2024 margin: Solid R (+61.2) · D 18.3% · R 79.5% · Other 2.2%
• 2008→2024 swing: -14.0pp toward R · 2008: -47.2pp · 2024: -61.2pp
• All cycles: 2024: R+61.2 2020: R+58.9 2016: R+57.9 2012: R+53.7 2008: R+47.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.37%
• Current HPI: 206.1058
• 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

+274.2% since first listed

2 events — show timeline

• 2026-05-29 Listed $44,900 CARMLS
• 2003-04-21 Sold (Public Records) $12,000 Public Records

Property tax history

+1.4%/yr

Latest (2020): $292 · -0.0% YoY. Source: county tax records.