142 Blissful Ln · Mena, AR 71953

$105,000

3 bd · 1.0 ba · 924 sqft · Manufactured public records · 17 Days on market

Built 2011 2.10 ac lot

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Why this score? — see what drove the D+ 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 +16.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• Appreciation +4.4/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming Clayton 2011 single wide mobile home located on a spacious 2.10-acre lot at the quiet end of a lane, offering privacy and plenty of outdoor space. This comfortable home features three bedrooms and two bathrooms, making it ideal for comfortable living or guests. There is also a convenient shop area, perfect for workshops, storage, or hobbies. The property is just about six miles from scenic Ward Lake, with easy bike trail access nearby, and only minutes from Mena town center for shopping and dining. Outdoor enthusiasts will appreciate the close proximity to the beautiful Ouachita Mountains and Lake Wilhelmina, which is renowned for excellent fishing and recreational opportunities. T

Key facts

• Bike trail access
• Spacious lot
• 2.1 acre lot

Tags

• SPACIOUS LOT
• BIKE TRAIL ACCESS

Property features AI

Finance

• Financial info: Financing options include VA loan, conventional loan, or cash

Exterior

• Parking: Parking pads for 2 cars
• Utilities: Septic system; Public water; Electric service via cooperative
• Home design: Single wide mobile home; Mobile property
• Construction: Metal/vinyl siding; Composition roof; Crawl space foundation; Built as a mobile single wide
• Exterior features: Porch; Partially fenced yard; Outside storage area; Gravel road access; Level, partially wooded and cleared rural property; Not in a subdivision

Interior

• Kitchen: Free-standing stove / electric range; Dishwasher; Refrigerator stays; Ice maker connection
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Washer and washer hookups present; washer stays; Dryer and electric dryer hookup present; dryer stays; Electric water heater; Smoke detectors; Window treatments; Ceiling fans; Walk-in shower; Formica kitchen countertops
• Laundry & utility: Laundry room; Washer and dryer stay

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $55 ($665/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (5.8% below list).
• Recommended offer: $99k (5.8% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.0% in Mena — 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 65/100 on livability (#142 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, amenities F, commute F.
• Mena School District (rural): math 42% / reading 38% proficiency, ranked #70 of 238 in AR (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Holly Harshman Elem. School (math 49% / reading 35%, grade F, #173 of 454 statewide, top 43%, 435 students, 66% FRL); Mena Middle School (math 47% / reading 41%, grade D, #65 of 201 statewide, top 34%, 375 students, 60% FRL); Mena High School (math 25% / reading 39%, grade F, #119 of 292 statewide, top 43%, 498 students, 53% FRL).
• Market conditions: 204 active listings in the ZIP; 4 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $726 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Polk County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $19k; list at $105k implies a 453% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,870 (5.8% 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 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?
3. Crime grade is D 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.94% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.26%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.82×
• Total profit: $-5,234
• Equity at exit: $24,416

10-year hold

• IRR: 2.8%
• Equity multiple: 1.26×
• Total profit: $7,708
• Equity at exit: $24,854

Cash invested: $29,400 (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 71953

• Home prices YoY: -0.4%
• Active inventory: 204
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $989 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $55

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 89%

Sensitivity live

Price	-10% $128	-5% $92	+0% $55	+5% $19	+10% $-17
Rent	-10% $-23	-5% $16	+0% $55	+5% $94	+10% $134
Rate	-1.0pp $108	-0.5pp $82	base $55	+0.5pp $28	+1.0pp $1

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $105,000 Active 17 DOM
2. 2026-06-18
   days on market $105,000 Active 16 DOM
3. 2026-06-17
   days on market $105,000 Active 15 DOM
4. 2026-06-16
   days on market $105,000 Active 14 DOM
5. 2026-06-15
   days on market $105,000 Active 13 DOM
6. 2026-06-14
   days on market $105,000 Active 11 DOM
7. 2026-06-12
   days on market $105,000 Active 10 DOM
8. 2026-06-09
   statusdays on market $105,000 Active 7 DOM
9. 2026-06-08
   days on market $105,000 New Listing 6 DOM
10. 2026-06-07
    days on market $105,000 New Listing 5 DOM
11. 2026-06-03
    remarks 699-char remark
12. 2026-06-03
    listed $105,000 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.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,864
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$949
• − Management: −$949
• − Depreciation: −$3,055
• Taxable loss: −$1,070
• Est. tax savings @ 24.0%: +$257
• After-tax cash flow: $922/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: Mena School District
• NCES district ID: 0509750
• Math proficiency: 42% ▼ -9.00%
• Reading proficiency: 38% ▼ -9.00%
• Median HH income: $32,941
• Composite: 32.88/100
• National rank: #5607
• State rank: #70 of 238 in AR

Livability — Mena

• Score: 65/100
• State rank: #142
• US rank: #12615

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,412

Population outlook (Polk County) Hauer SSP2

• Today (2025): 19,065 people
• By 2030: 18,369 · -3.7%
• By 2040: 17,156 · -10.0%
• By 2050: 16,177 · -15.1%
• By 2075: 14,642 · -23.2%
• By 2100: 13,020 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Native American 1%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+70.5) · D 13.8% · R 84.3% · Other 1.9%
• 2008→2024 swing: -24.7pp toward R · 2008: -45.8pp · 2024: -70.5pp
• All cycles: 2024: R+70.5 2020: R+68.2 2016: R+66.4 2012: R+56.9 2008: R+45.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.18%
• Current HPI: 278.2854
• 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

+452.6% since first listed

2 events — show timeline

• 2026-06-02 Listed $105,000 CARMLS
• 1999-06-17 Sold (Public Records) $19,000 Public Records

Property tax history

-17.1%/yr

Latest (2025): $6 · +0.0% YoY. Source: county tax records.