Finding an affordable rural property that combines acreage, water features, a residence, and agricultural buildings can be difficult. This property at 8593 McLain Loop in Parks, Arkansas, however, brings all of those elements together with an asking price of $115,000.

The property includes approximately 14.43 acres, a 3-bedroom, 2-bathroom mobile home, a live creek, a spring-fed stocked pond, and several large outbuildings. The home itself needs some TLC, but the amount of land and existing infrastructure could make this an interesting option for buyers searching for an Arkansas mini farm, homestead property, recreational acreage, or rural real estate investment.

The asking price was also reduced by $14,000, bringing it down to its current $115,000 level.

Before treating the low asking price as a bargain, however, there are several important factors buyers should investigate.

Property Overview

Property Detail	Information
Location	8593 McLain Loop, Parks, AR 72926
Asking Price	$115,000
Property Type	Mobile Home with Acreage
Bedrooms	3
Bathrooms	2
Living Area	1,216 sq. ft.
Land	14.43 acres
Year Built	2000
Price per Sq. Ft.	Approximately $95
Approx. Price per Acre	$7,969
Waterfront	Live Creek
Additional Water Feature	Spring-fed stocked pond
Sewer	Septic tank
Road	Gravel
HOA	None reported
Annual Property Tax	Listing reports $135
Condition	Fixer / needs TLC
Parcel Number	00101708000

At $115,000 divided across 14.43 acres, the asking price works out to approximately $7,969 per acre.

That calculation is useful for understanding the overall price, but it should not be interpreted as the market value of the raw land. The asking price also includes the mobile home, barns, storage structures, utilities and other improvements.

Similarly, dividing $115,000 by the home’s 1,216 square feet produces approximately $94.57 per square foot. That figure has limited usefulness because this is not simply a 1,216-square-foot residence—the acreage and agricultural improvements represent a substantial part of the property.

What Makes This $115,000 Arkansas Property Interesting?

The strongest feature here may not actually be the mobile home.

It is the combination of 14.43 acres, existing utilities, water, fencing and multiple outbuildings.

According to the listing information, the property includes a live creek and a stocked spring-fed pond. For someone considering a small farm or rural homestead, reliable water features can add practical and recreational value, although buyers should independently investigate water rights, seasonal flow, flood risk and the actual condition of the pond.

The land is described as a mixture of level, cleared and wooded acreage.

The photos support that description. Large open sections could potentially accommodate animals, gardens or other rural uses, while wooded portions provide privacy and a more secluded setting.

Actual permitted uses should always be confirmed with the appropriate local authorities before purchasing.

A 3-Bedroom Mobile Home Is Already on the Property

The property includes a 1,216-square-foot manufactured/mobile home built in 2000 with three bedrooms and two full bathrooms.

The listing describes the home as needing some TLC, and the photographs show an interior that appears functional but dated.

There is a kitchen and dining area, living space, bedrooms and two bathrooms. Features reported in the listing include ceiling fans, walk-in closet space, wood and vinyl flooring, and a porch.

The home sits on a crawl-space foundation and has a metal roof.

Cooling is reportedly provided by window units.

This distinction matters for buyers: the purchase should not be approached like a recently renovated, turnkey home. A professional inspection could reveal expenses that are impossible to identify from listing photographs alone.

Potential buyers may want to have the roof, subfloor, plumbing, electrical system, HVAC/cooling arrangements, crawl space, moisture conditions and structural components inspected.

The Outbuildings Could Be a Major Part of the Property’s Value

One of the more unusual aspects of this Arkansas acreage is the number and size of the existing structures.

According to the listing, these include a 20-by-24-foot storage building with a concrete floor and electricity, a 40-by-130-foot pole barn currently used as a chicken enclosure, and a much larger 50-by-230-foot barn used for storage.

For a buyer interested in a mini farm, these structures could potentially reduce the need to construct agricultural buildings immediately after purchasing the property.

They may provide space for equipment, feed, livestock-related activities, workshop use or general storage.

However, their condition matters enormously.

The exterior photographs show that at least some of the agricultural structures are older and may require maintenance or repairs. Buyers should therefore inspect roofs, framing, foundations, electrical service and overall structural integrity rather than assigning a replacement-cost value to the buildings based solely on their dimensions.

Could This Work as an Arkansas Mini Farm?

This is probably one of the most interesting ways to look at the property.

The acreage is already described as fully and cross-fenced, and the property contains cleared land, wooded areas, water features and agricultural buildings.

Those characteristics may appeal to someone researching small farms for sale in Arkansas or looking for acreage where they could potentially keep animals or establish a more self-sufficient rural lifestyle.

Scott County itself has strong ties to timber, livestock and poultry. The county government reports that about 82% of its land area is timber and that livestock and poultry production are part of its economic base.

Still, buyers should never assume that every agricultural activity is automatically allowed. Local land-use rules, environmental restrictions, access, fencing condition and the suitability of the acreage for a particular use should all be verified.

Pond, Creek and Recreational Potential

Water is another feature that distinguishes this property from ordinary inexpensive acreage.

The listing reports both a live creek and a stocked spring-fed pond.

The aerial photographs show a substantial pond surrounded by trees and open land.

For a rural buyer, that could contribute to recreational appeal and potentially support certain agricultural uses. But water also creates additional due-diligence questions.

A buyer should determine whether the creek is perennial or seasonal, whether any portion of the property lies within a mapped flood hazard area, who maintains any crossings or drainage infrastructure, and whether there are restrictions affecting work near the creek or pond.

The property’s broader location may also appeal to outdoor enthusiasts.

Scott County lies within the region of the Ouachita National Forest. The U.S. Forest Service identifies Scott County as one of the Arkansas counties containing portions of the Ouachita National Forest, which spans roughly 1.8 million acres across western Arkansas and southeastern Oklahoma.

That does not mean this private property borders National Forest land. The exact distance and access should be independently confirmed.

Is $115,000 a Good Price for 14.43 Acres?

The price certainly attracts attention, but price alone does not determine whether a property is a good investment.

At the current asking price:

$115,000 ÷ 14.43 acres = approximately $7,969 per acre.

The property also includes the mobile home, barns, storage building, pond, creek and existing improvements.

However, determining whether $115,000 represents fair market value requires comparison with recent local sales involving similar acreage, improvements, manufactured homes and property conditions.

The condition of the mobile home and barns could significantly affect the real cost of ownership.

For example, a property purchased for $115,000 that immediately requires substantial repairs can ultimately be more expensive than a higher-priced property requiring little work.

Buyers should therefore calculate a total acquisition budget, not simply the purchase price.

That budget might include the purchase price, closing costs, inspection expenses, mobile-home repairs, barn repairs, septic work, well testing, insurance, fencing, driveway maintenance and other improvements.

Three Wells and Rural Water Need to Be Investigated

According to the listing, the property has rural water and three wells, although the wells are described as untested.

That deserves special attention.

Three existing wells may sound attractive, but an untested well should not automatically be considered a functioning water source.

Before closing, buyers could consider testing the wells for operation, flow and water quality and confirming exactly which structures they serve.

The septic system should receive similar scrutiny.

HUD’s manufactured-housing guidance specifically identifies water supply, sewage disposal, utility connections, site suitability and foundation/installation issues as important considerations for manufactured homes.

For a rural property, testing these systems before purchase could prevent expensive surprises afterward.

Property Taxes Appear Very Low — But Verify Them

The listing information reports annual property taxes of $135, while the supplied public tax history shows:

Year	Reported Property Tax
2025	$46
2024	$135
2023	$135
2022	$135
2021	$135
2020	$177

The 2025 figure is notably lower than previous years.

That makes independent verification particularly important.

A buyer should contact the relevant county offices to determine the current taxable assessment, whether all parcels and improvements are included, whether any exemptions or special classifications affected previous bills, and what the buyer should realistically expect after ownership changes.

Do not assume that a future tax bill will remain at $46 or $135 simply because those numbers appear in historical listing data.

Financing a Manufactured Home With Land Can Be Different

Financing is another area where this property deserves additional research.

Manufactured-home financing can depend on factors such as how the home is titled, whether the buyer owns the underlying land, the foundation, condition and lender requirements.

HUD’s Title I program allows approved lenders to finance eligible manufactured homes, manufactured-home lots, or a combination of the home and lot. Eligibility and underwriting requirements still apply.

HUD also notes that some manufactured-home financing programs may require an approved foundation, while government-backed options can have their own property and borrower requirements.

Therefore, the presence of a mobile home should not automatically be taken to mean that this property qualifies for a conventional mortgage, FHA loan or any particular financing program.

A buyer should speak directly with lenders experienced in manufactured home financing and rural property loans before making an offer.

Insurance Should Be Priced Before Buying

Insurance is another cost that can easily be overlooked when evaluating an inexpensive rural property.

The combination of a manufactured home, acreage, barns, water features and potentially agricultural use may affect available coverage and premiums.

Buyers should obtain insurance quotes before closing and make sure they understand exactly which structures and risks are covered.

The Consumer Financial Protection Bureau notes that lenders commonly require homeowners insurance when a property secures a loan, while buyers can generally shop for their own coverage.

Advantages and Potential Drawbacks

The property offers several compelling features: a relatively affordable $115,000 asking price, more than 14 acres, three bedrooms and two bathrooms, a creek, pond, fencing and several substantial outbuildings. It also has no reported HOA and combines cleared and wooded terrain.

At the same time, buyers should account for the fixer condition of the mobile home, potentially aging agricultural buildings, untested wells, septic-system uncertainty and gravel-road access. Manufactured-home financing and insurance may also require more investigation than a typical site-built suburban home.

Those trade-offs are important because this property makes more sense as a rural acreage project than as a completely maintenance-free residence.

What Buyers Should Check Before Making an Offer

Before purchasing a property like this, a buyer should consider verifying the title and parcel boundaries; survey and legal access; manufactured-home title and foundation status; home inspection; roof and crawl-space condition; septic system; rural water connection; all three wells; pond and creek conditions; flood-zone status; barn structural condition; electrical service to outbuildings; fencing; zoning and permitted land uses; current property taxes; homeowners insurance; financing eligibility; and estimated repair costs.

For someone planning livestock, farming, rental use, additional dwellings, RV use or commercial activity, the intended use should be checked with the appropriate authorities before purchase rather than after closing.

Could This Property Be an Investment Opportunity?

Possibly—but there is not enough information from a listing alone to call it a good investment.

An investor could see several potential sources of value: acreage, an existing residence, agricultural infrastructure and water features. A homestead buyer may value those same characteristics differently.

Future value would depend on the condition of the improvements, local demand, comparable property sales, repair costs, land-use limitations and the buyer’s intended strategy.

Rental income should also never be assumed without researching local rental demand, achievable rent, insurance, maintenance costs and applicable rules.

For that reason, the most useful question is not simply, “Is $115,000 cheap?”

It is:

“What will this property cost after purchase, repairs, financing, insurance and improvements—and what will I have when those costs are complete?”

That calculation gives a buyer a much clearer picture than the listing price alone.

Final Thoughts

At $115,000, this 14.43-acre property in Parks, Arkansas stands out because it offers much more than a mobile home.

The package includes a 3-bedroom residence, substantial acreage, a creek, spring-fed pond, fencing, wooded and cleared land, storage space and multiple agricultural buildings.

For someone searching for affordable acreage in Arkansas, a mini farm for sale, a rural homestead, recreational land, or a fixer-upper property with acreage, those features make it worth investigating.

But the low asking price should be considered alongside the home’s condition and the potential cost of maintaining or repairing the existing infrastructure.

A professional inspection, title review, survey, well and septic evaluation, insurance quote and financing review could be particularly important before making a final decision.

This property may offer significant flexibility to the right buyer, but its real value depends on what is discovered during due diligence.

Disclaimer: This article is for informational and educational purposes only and does not constitute real estate, investment, financial, legal or tax advice. Property details, pricing, taxes, availability and condition can change. Buyers should independently verify all information and consult qualified professionals before making a purchase or investment decision.