144 Arkavalley Rd · Greenbrier, AR 72058

$130,000

6 bd · 4.0 ba · 1,880 sqft · Manufactured · 155 Days on market

Built 1980 0.90 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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Taxes are for both homes. 146 Arka Valley is 1983 King approximately 928 square feet, 2 bedrooms, 1 bath. Seller to make no repairs. Previously rented for $375 each per month. To be sold together. Both on 1 septic. Mineral rights do not convey. (See agent remarks. )

Key facts

• Rental potential
• Nearly an acre
• Cleared land

Tags

• NEARLY AN ACRE
• CLEARED LAND
• MULTI-FAMILY LIVING
• RENTAL POTENTIAL

Property features AI

Finance

• Other: Approximately 0.9 acres; Square footage and acreage sourced from seller disclosure and courthouse/tax records

Exterior

• Parking: 1- to 2-car parking
• Utilities: Public sewer; Public water; Electric service (municipal plus Entergy)
• Home design: Frame, metal/vinyl siding, and wood exterior
• Construction: Crawl space foundation; Metal and rolled roofing
• Exterior features: Paved road access; Sloped lot

Interior

• Kitchen: Free-standing stove
• Flooring: Laminate
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Laminate flooring; Formal living room

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 3.0% in Greenbrier — 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 71/100 on livability (#44 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: crime C-, amenities F, commute F.
• Greenbrier School District (town): math 63% / reading 62% proficiency, ranked #2 of 238 in AR (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 224 active listings in the ZIP; solid renter incomes; 865 units permitted in Faulkner County in 2024 (451 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Faulkner County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $32k; list at $130k implies a 306% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.29% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.12%
• DSCR: 1.63
• GRM: 6.5

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: 4.4%
• Equity multiple: 1.17×
• Total profit: $6,240
• Equity at exit: $19,383

10-year hold

• IRR: 13.9%
• Equity multiple: 2.12×
• Total profit: $40,664
• Equity at exit: $11,240

Cash invested: $36,400 (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 72058

• Home prices YoY: -12.4%
• Active inventory: 224
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,679 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $428

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 70%

Sensitivity live

Price	-10% $518	-5% $473	+0% $428	+5% $383	+10% $338
Rent	-10% $296	-5% $362	+0% $428	+5% $495	+10% $561
Rate	-1.0pp $494	-0.5pp $461	base $428	+0.5pp $395	+1.0pp $360

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $130,000 Active 155 DOM
2. 2026-06-17
   days on market $130,000 Active 154 DOM
3. 2026-06-16
   days on market $130,000 Active 153 DOM
4. 2026-06-15
   days on market $130,000 Active 152 DOM
5. 2026-06-14
   days on market $130,000 Active 150 DOM
6. 2026-06-10
   days on market $130,000 Active 147 DOM
7. 2026-06-09
   days on market $130,000 Active 146 DOM
8. 2026-06-08
   days on market $130,000 Active 145 DOM
9. 2026-06-07
   remarks 643-char remark
10. 2026-06-07
    listed $130,000 Active 144 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $20,153
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,612
• − Management: −$1,612
• − Depreciation: −$3,782
• Taxable income: $3,265
• Est. tax owed @ 24.0%: −$783
• After-tax cash flow: $4,356/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: Greenbrier School District
• NCES district ID: 0506900
• Math proficiency: 63% ▼ -11.00%
• Reading proficiency: 62% ▼ -7.00%
• Median HH income: $52,897
• Composite: 53.44/100
• National rank: #1465
• State rank: #2 of 238 in AR

Livability — Greenbrier

• Score: 71/100
• State rank: #44
• US rank: #7132

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Faulkner County · 103,634 people
• City population: 18,880
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 18,880
• Household income: $76,463
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 97.0

Population outlook (Faulkner County) Hauer SSP2

• Today (2025): 138,985 people
• By 2030: 148,264 · +6.7%
• By 2040: 166,010 · +19.4%
• By 2050: 183,362 · +31.9%
• By 2075: 224,593 · +61.6%
• By 2100: 250,603 · +80.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Two or more races 3% Black 1%
• Common ancestry: Italian 2% Slovak 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Faulkner

• 2024 margin: Solid R (+32.3) · D 32.6% · R 64.9% · Other 2.5%
• 2008→2024 swing: -7.1pp toward R · 2008: -25.3pp · 2024: -32.3pp
• All cycles: 2024: R+32.3 2020: R+29.5 2016: R+31.6 2012: R+31.7 2008: R+25.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.47%
• Current HPI: 277.4936
• Rent YoY: —
• Metro: Little Rock-North Little Rock-Conway, 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

+242.1% since first listed

4 events — show timeline

• 2026-01-14 Listed $130,000 CARMLS
• 2014-10-13 Sold (MLS) $32,000 CARMLS
• 2014-10-02 Listing Removed — CARMLS
• 2014-07-14 Listed $38,000 CARMLS

Property tax history

-11.4%/yr

Latest (2025): $55 · +8.7% YoY. Source: county tax records.