12 Kiwanie Cv · Hardy, AR 72542

$125,000

1 bd · 1.0 ba · 928 sqft · SingleFamily public records · 44 Days on market

Built 1998 0.40 ac lot $135/sqft · 36% above area Est $92k · 36% over

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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 +27.7/30.0
• Appreciation +10.0/10.0
• DSCR +9.8/10.0
• 1% rule +6.4/10.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Investment Opportunity! AFrame house near Kiwanie Lake. Currently rented & managed by listing firm. Must call our office to schedule viewings. Loft bedroom upstairs, full bath, kitchen, living/dining area on main level. Patio door leads out to large back deck. Mini split unit on main level and wall unit upstairs. All electric. Highland city water. Would make a great starter home or vacation home.

Key facts

• Open floor plan
• Nightly rental
• French doors

Tags

• NIGHTLY RENTAL
• BETWEEN LAKES
• OPEN FLOOR PLAN
• BREAKFAST BAR
• FRENCH DOORS
• DECK

Property features AI

Finance

• Other: Termite service by PCS
• Financial info: Financing available: conventional loan or cash
• HOA & community: Playground; Picnic area; Fitness/bike trail; Near airport

Exterior

• Parking: Parking pads
• Utilities: Septic; Public water; Electric service (municipal plus Entergy); Cable TV and satellite TV available; Private telephone service; Internet via cable and wireless
• Home design: Frame exterior
• Construction: Crawl space foundation; Architectural shingle roof
• Exterior features: Deck; Gravel road access; Sloped, corner lot; cleared; in subdivision; near river/lake

Interior

• Kitchen: Free-standing stove; Microwave; Electric range; Dishwasher; Pantry; Refrigerator stays
• Flooring: Carpet; Luxury vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Window units; Ductless system
• Interior features: Washer connection with washer included; Dryer connection (electric) with dryer included; Electric water heater; Window treatments; Balcony/loft; Ceiling fans; Walk-in shower; Breakfast bar; Furnished; Formica kitchen countertops; 3/4 bathroom
• Laundry & utility: Washer included; Dryer included; Washer and dryer connections

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#207 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A, crime B+; Watch: housing D, amenities F, commute F.
• Highland School District (town): math 43% / reading 39% proficiency, ranked #66 of 238 in AR (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cherokee Elementary School (math 58% / reading 40%, grade D, #108 of 454 statewide, top 24%, 594 students, 100% FRL); Highland Middle School (math 41% / reading 36%, grade F, #105 of 201 statewide, top 52%, 492 students, 100% FRL); Highland High School (math 31% / reading 44%, grade F, #62 of 292 statewide, top 21%, 526 students, 100% FRL) — zoned schools average 100% FRL vs 56% district-wide (44 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 129 active listings in the ZIP; 4 units permitted in Sharp County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Sharp County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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 $60k; list at $125k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.14% ✓
• Cap rate: 9.92%
• Cash-on-cash: 12.97%
• DSCR: 1.58
• GRM: 7.3

CMA / ARV

• ARV (median comp): $92,059
• List price: $125,000
• Delta: 35.78%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Riverview Ln	0.11mi	1/1.0	928 (0%)	20mo	$125,000	$135	78
108 Sequoyah Ridge Rd Rdg	0.57mi	2/1.0 (+1)	960 (+3%)	7mo	$50,000	$52	57
7 Walsh Dr	0.31mi	2/1.0 (+1)	1,036 (+12%)	7mo	$124,900	$121	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.8%
• Equity multiple: 3.63×
• Total profit: $92,119
• Equity at exit: $112,610

10-year hold

• IRR: 29.1%
• Equity multiple: 8.21×
• Total profit: $252,231
• Equity at exit: $242,848

Cash invested: $35,000 (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 72542

• Home prices YoY: 26.5%
• Active inventory: 129
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,424 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$39 /mo · $473/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $378

Break-even live

Break-even rent $946

Max offer price $125,000

Occupancy floor 68%

Sensitivity live

Price	-10% $449	-5% $414	+0% $378	+5% $343	+10% $307
Rent	-10% $266	-5% $322	+0% $378	+5% $435	+10% $491
Rate	-1.0pp $441	-0.5pp $410	base $378	+0.5pp $346	+1.0pp $313

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $125,000 Active 44 DOM
2. 2026-06-19
   days on market $125,000 Active 42 DOM
3. 2026-06-18
   days on market $125,000 Active 41 DOM
4. 2026-06-17
   days on market $125,000 Active 40 DOM
5. 2026-06-16
   days on market $125,000 Active 39 DOM
6. 2026-06-15
   days on market $125,000 Active 38 DOM
7. 2026-06-14
   days on market $125,000 Active 36 DOM
8. 2026-06-12
   days on market $125,000 Active 35 DOM
9. 2026-06-09
   days on market $125,000 Active 32 DOM
10. 2026-06-08
    days on market $125,000 Active 31 DOM
11. 2026-06-07
    days on market $125,000 Active 30 DOM
12. 2026-06-07
    days on market $125,000 Active 29 DOM
13. 2026-06-04
    days on market $125,000 Active 26 DOM
14. 2026-06-02
    days on market $125,000 Active 25 DOM
15. 2026-06-01
    days on market $125,000 Active 24 DOM
16. 2026-05-31
    days on market $125,000 Active 23 DOM
17. 2026-05-31
    days on market $125,000 Active 22 DOM
18. 2026-05-08
    listed $125,000 New Listing 873-char remark
19. 2023-10-16
    soldstatus $60,000 Sold 405-char remark

    Show marketing remark (405 chars)

    Investment Opportunity! AFrame house near Kiwanie Lake. Currently rented & managed by listing firm. Must call our office to schedule viewings. Loft bedroom upstairs, full bath, kitchen, living/dining area on main level. Patio door leads out to large back deck. Mini split unit on main level and wall unit upstairs. All electric. Highland city water. Would make a great starter home or vacation home.

20. 2023-10-05
    status Under Contract 405-char remark

    Show marketing remark (405 chars)

    Investment Opportunity! AFrame house near Kiwanie Lake. Currently rented & managed by listing firm. Must call our office to schedule viewings. Loft bedroom upstairs, full bath, kitchen, living/dining area on main level. Patio door leads out to large back deck. Mini split unit on main level and wall unit upstairs. All electric. Highland city water. Would make a great starter home or vacation home.

21. 2023-09-27
    historical Take Backups 405-char remark

    Show marketing remark (405 chars)

    Investment Opportunity! AFrame house near Kiwanie Lake. Currently rented & managed by listing firm. Must call our office to schedule viewings. Loft bedroom upstairs, full bath, kitchen, living/dining area on main level. Patio door leads out to large back deck. Mini split unit on main level and wall unit upstairs. All electric. Highland city water. Would make a great starter home or vacation home.

22. 2023-09-13
    status Back on Market 405-char remark

    Show marketing remark (405 chars)

    Investment Opportunity! AFrame house near Kiwanie Lake. Currently rented & managed by listing firm. Must call our office to schedule viewings. Loft bedroom upstairs, full bath, kitchen, living/dining area on main level. Patio door leads out to large back deck. Mini split unit on main level and wall unit upstairs. All electric. Highland city water. Would make a great starter home or vacation home.

23. 2023-08-10
    status Under Contract 405-char remark

    Show marketing remark (405 chars)

    Investment Opportunity! AFrame house near Kiwanie Lake. Currently rented & managed by listing firm. Must call our office to schedule viewings. Loft bedroom upstairs, full bath, kitchen, living/dining area on main level. Patio door leads out to large back deck. Mini split unit on main level and wall unit upstairs. All electric. Highland city water. Would make a great starter home or vacation home.

24. 2023-08-01
    listed $66,000 New Listing 405-char remark

    Show marketing remark (405 chars)

    Investment Opportunity! AFrame house near Kiwanie Lake. Currently rented & managed by listing firm. Must call our office to schedule viewings. Loft bedroom upstairs, full bath, kitchen, living/dining area on main level. Patio door leads out to large back deck. Mini split unit on main level and wall unit upstairs. All electric. Highland city water. Would make a great starter home or vacation home.

25. 2014-04-01
    historical
26. 2009-01-17
    listed $59,900
27. 2001-01-26
    soldstatus $53,000

ⓘ 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: $473 · $39/mo
• Projected year-2 tax: $800 · $67/mo
• Expected delta: +$327/yr (+$27/mo · 69.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $17,093
• − Mortgage interest: −$7,002
• − Property taxes: −$473
• − Insurance: −$625
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$3,636
• Taxable income: $2,622
• Est. tax owed @ 24.0%: −$629
• After-tax cash flow: $3,910/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: Highland School District
• NCES district ID: 0507770
• Math proficiency: 43% ▼ -7.00%
• Reading proficiency: 39% ▼ -9.00%
• Median HH income: $32,066
• Composite: 33.63/100
• National rank: #5400
• State rank: #66 of 238 in AR

Livability — Hardy

• Score: 62/100
• State rank: #207
• US rank: #16276

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,829

Population outlook (Sharp County) Hauer SSP2

• Today (2025): 16,170 people
• By 2030: 15,711 · -2.8%
• By 2040: 14,974 · -7.4%
• By 2050: 14,420 · -10.8%
• By 2075: 13,235 · -18.2%
• By 2100: 11,492 · -28.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Asian 1%
• Common ancestry: Lithuanian 9% Slovak 3% Italian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Sharp

• 2024 margin: Solid R (+62.7) · D 17.7% · R 80.4% · Other 1.9%
• 2008→2024 swing: -33.7pp toward R · 2008: -28.9pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+60.0 2016: R+54.7 2012: R+38.8 2008: R+28.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 40.05%
• Current HPI: 191.38
• 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

+135.8% since first listed

10 events — show timeline

• 2026-05-08 Listed $125,000 CARMLS
• 2023-10-16 Sold (MLS) $60,000 CARMLS
• 2023-10-05 Pending — CARMLS
• 2023-09-27 Contingent — CARMLS
• 2023-09-13 Relisted — CARMLS
• 2023-08-10 Pending — CARMLS
• 2023-08-01 Listed $66,000 CARMLS
• 2014-04-01 Listing Removed — CARMLS
• 2009-01-17 Listed $59,900 CARMLS
• 2001-01-26 Sold (Public Records) $53,000 Public Records

Property tax history

+9.3%/yr

Latest (2025): $473 · +0.0% YoY. Source: county tax records.