156 Honeysuckle Cir · Piney, AR 71913

$169,000

3 bd · 1.5 ba · 1,440 sqft · SingleFamily public records · 4 Days on market

Built 1977 0.28 ac lot $117/sqft · 15% below area Est $199k · 15% under

---

Why this score? — see what drove the C- 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 +15.2/30.0
• ARV discount +14.3/15.0
• DSCR +4.7/10.0
• Rent growth +4.1/5.0
• Schools +3.6/10.0
• 1% rule +3.2/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated and move-in ready, this one-level home at 156 Honeysuckle Circle features fresh interior paint, new flooring, new appliances, and updated cabinets. The functional layout and single-story design make it a great option for first-time buyers, those looking to downsize, or investors seeking a solid rental property. Conveniently located with easy access to shopping, dining, and the lake!

Key facts

• One-level home
• Updated cabinets
• New flooring

Tags

• ONE-LEVEL HOME
• FRESH INTERIOR PAINT
• NEW FLOORING
• NEW APPLIANCES
• UPDATED CABINETS
• FUNCTIONAL LAYOUT

Property features AI

Finance

• Financial info: Annual taxes approximately $932
• HOA & community: Mandatory fee applies

Exterior

• Parking: Parking pads
• Utilities: Public sewer; Municipal electric service (Entergy); Cable TV available; Private telephone service
• Home design: Area served by mandatory fee
• Construction: Foundation details available (see remarks)
• Exterior features: Exterior details available (see remarks); Roof details available (see remarks); Road surface details available (see remarks)

Interior

• Kitchen: Kitchen equipment details available (see remarks)
• Flooring: Flooring details available (see remarks)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central cooling (electric); Central heating (gas)
• Interior features: Other interior features (see remarks); Fireplace (see remarks)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $59 ($713/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 $139k (17.5% below list).
• Recommended offer: $139k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 1.9% in Piney — 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 62/100 on livability (#218 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Lake Hamilton School District (rural): math 41% / reading 43% proficiency, ranked #54 of 238 in AR (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.4%/yr); 986 active listings in the ZIP; 117 units permitted in Garland County in 2024 (24 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Garland County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $115k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $139,397 (17.5% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.82% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.51%
• DSCR: 1.07
• GRM: 10.1

CMA / ARV

• ARV (median comp): $198,972
• List price: $169,000
• Delta: -15.06%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Oakridge Rd	0.16mi	2/1.0 (-1)	1,392 (-3%)	9mo	$42,000	$30	73
116 Indigo Ln	0.12mi	3/1.0	1,344 (-7%)	17mo	$130,000	$97	67
225 E Lodge Dr	0.24mi	3/2.0	1,649 (+14%)	2mo	$290,000	$176	61
106 Gibbins Trl	0.18mi	3/2.0	1,624 (+13%)	23mo	$250,000	$154	49

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

Projected returns pro-forma

-3.0% appreciation · 6.43% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.61×
• Total profit: $-18,680
• Equity at exit: $25,198

10-year hold

• IRR: 2.7%
• Equity multiple: 1.22×
• Total profit: $10,291
• Equity at exit: $14,612

Cash invested: $47,320 (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 71913

• Home prices YoY: -33.9%
• Rents YoY: 6.4%
• Active inventory: 986
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,394 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$85 /mo · $1,022/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $59

Break-even live

Break-even rent $1,319

Max offer price $169,000

Occupancy floor 91%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-18
   historical Active Under Contract 393-char remark

   Show marketing remark (393 chars)

   Updated and move-in ready, this one-level home at 156 Honeysuckle Circle features fresh interior paint, new flooring, new appliances, and updated cabinets. The functional layout and single-story design make it a great option for first-time buyers, those looking to downsize, or investors seeking a solid rental property. Conveniently located with easy access to shopping, dining, and the lake!

2. 2026-05-18
   status Under Contract 393-char remark

   Show marketing remark (393 chars)

   Updated and move-in ready, this one-level home at 156 Honeysuckle Circle features fresh interior paint, new flooring, new appliances, and updated cabinets. The functional layout and single-story design make it a great option for first-time buyers, those looking to downsize, or investors seeking a solid rental property. Conveniently located with easy access to shopping, dining, and the lake!

3. 2026-05-13
   listed $169,000 Active 393-char remark

   Show marketing remark (393 chars)

   Updated and move-in ready, this one-level home at 156 Honeysuckle Circle features fresh interior paint, new flooring, new appliances, and updated cabinets. The functional layout and single-story design make it a great option for first-time buyers, those looking to downsize, or investors seeking a solid rental property. Conveniently located with easy access to shopping, dining, and the lake!

4. 2026-05-12
   listed $169,000 New Listing 393-char remark
5. 2024-04-04
   soldstatus $115,000

ⓘ 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: $1,022 · $85/mo
• Projected year-2 tax: $1,082 · $90/mo
• Expected delta: +$60/yr (+$5/mo · 5.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $16,728
• − Mortgage interest: −$9,467
• − Property taxes: −$1,022
• − Insurance: −$845
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$4,916
• Taxable loss: −$2,198
• Est. tax savings @ 24.0%: +$528
• After-tax cash flow: $1,241/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: Lake Hamilton School District
• NCES district ID: 0508610
• Math proficiency: 41% ▼ -15.00%
• Reading proficiency: 43% ▼ -7.00%
• Median HH income: $46,223
• Composite: 35.79/100
• National rank: #4834
• State rank: #54 of 238 in AR

Livability — Piney

• Score: 62/100
• State rank: #218
• US rank: #16742

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Garland County · 76,414 people
• Metro: Hot Springs, AR
• Population (ZIP): 47,477
• Household income: $56,010
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 1442.0

Population outlook (Garland County) Hauer SSP2

• Today (2025): 100,343 people
• By 2030: 101,880 · +1.5%
• By 2040: 104,804 · +4.4%
• By 2050: 107,292 · +6.9%
• By 2075: 113,182 · +12.8%
• By 2100: 112,247 · +11.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 8% Black 8% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 7% Other Indo-European 1%

Political lean MEDSL · Garland

• 2024 margin: Solid R (+36.2) · D 30.8% · R 67.0% · Other 2.2%
• 2008→2024 swing: -11.3pp toward R · 2008: -25.0pp · 2024: -36.2pp
• All cycles: 2024: R+36.2 2020: R+34.0 2016: R+34.1 2012: R+29.9 2008: R+25.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -137.67%
• Current HPI: 268.5228
• Rent YoY: ▲ 6.43%
• Metro: Hot Springs, 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

+47.0% since first listed

5 events — show timeline

• 2026-05-18 Contingent — HSBOR
• 2026-05-18 Pending — CARMLS
• 2026-05-13 Listed $169,000 HSBOR
• 2026-05-12 Listed $169,000 CARMLS
• 2024-04-04 Sold (Public Records) $115,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,022 · +13.4% YoY. Source: county tax records.