150 Woopsee Dr · Dennard, AR 72645

$75,000

1 bd · 1.0 ba · 572 sqft · SingleFamily · 175 Days on market

Built 2003 Poor condition 19 ac lot $131/sqft · 74% below area ↓ 23% since listing

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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 +19.2/30.0
• Appreciation +9.6/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• Schools +3.2/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Looking for a secluded Ozark getaway or a homestead project with potential? This fixer-upper cabin sits on 19.48 +/- wooded acres in beautiful Searcy County, Arkansas. The property already has a well, electricity, and high-speed fiber internet, giving you a solid head start whether you’re planning a full-time residence, weekend retreat, or hunting cabin. Surrounded by nature, this tract offers privacy, wildlife, and room to roam. With some TLC, the cabin could be turned into a cozy escape in the heart of the Ozarks. No restrictions and plenty of space for gardens, trails, or additional structures on multiple build sites. Enjoy the peace and quiet of country living while staying connected!

Key facts

• Country living
• Wooded acres
• Secluded getaway

Tags

• SECLUDED GETAWAY
• WOODED ACRES
• HIGH-SPEED FIBER INTERNET
• MULTIPLE BUILD SITES
• COUNTRY LIVING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $81 ($972/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($759 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 51/100 on livability (#468 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools F, crime F, amenities F.
• Searcy County School District (rural): math 39% / reading 40% proficiency, ranked #82 of 238 in AR (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 24 active listings in the ZIP.

Forward outlook

• In year one you build about $7k of equity ($519 loan paydown + $7k appreciation (9.3% local appreciation)).
• Searcy County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.3% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, 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 175 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 175 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F 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?
7. 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.
8. 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.
9. 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: 1.01% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.63%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (median comp): $285,845
• List price: $75,000
• Delta: -73.76%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

9.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.2%
• Equity multiple: 3.02×
• Total profit: $42,408
• Equity at exit: $63,727

10-year hold

• IRR: 23.2%
• Equity multiple: 6.72×
• Total profit: $120,039
• Equity at exit: $133,541

Cash invested: $21,000 (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 72645

• Home prices YoY: 3.2%
• Active inventory: 24
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $759 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$159
• Net cashflow: $81

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 84%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-04
   days on market $75,000 Active 175 DOM
2. 2026-06-02
   days on market $75,000 Active 174 DOM
3. 2026-06-01
   days on market $75,000 Active 173 DOM
4. 2026-05-31
   days on market $75,000 Active 172 DOM
5. 2026-05-31
   days on market $75,000 Active 171 DOM
6. 2026-03-20
   price $75,000 703-char remark

   Show marketing remark (703 chars)

   Looking for a secluded Ozark getaway or a homestead project with potential? This fixer-upper cabin sits on 19.48 +/- wooded acres in beautiful Searcy County, Arkansas. The property already has a well, electricity, and high-speed fiber internet, giving you a solid head start whether you’re planning a full-time residence, weekend retreat, or hunting cabin. Surrounded by nature, this tract offers privacy, wildlife, and room to roam. With some TLC, the cabin could be turned into a cozy escape in the heart of the Ozarks. No restrictions and plenty of space for gardens, trails, or additional structures on multiple build sites. Enjoy the peace and quiet of country living while staying connected!

7. 2025-12-06
   listed $86,000 New Listing 703-char remark

   Show marketing remark (703 chars)

   Looking for a secluded Ozark getaway or a homestead project with potential? This fixer-upper cabin sits on 19.48 +/- wooded acres in beautiful Searcy County, Arkansas. The property already has a well, electricity, and high-speed fiber internet, giving you a solid head start whether you’re planning a full-time residence, weekend retreat, or hunting cabin. Surrounded by nature, this tract offers privacy, wildlife, and room to roam. With some TLC, the cabin could be turned into a cozy escape in the heart of the Ozarks. No restrictions and plenty of space for gardens, trails, or additional structures on multiple build sites. Enjoy the peace and quiet of country living while staying connected!

8. 2025-10-03
   historical
9. 2025-04-02
   listed $97,000 New Listing

ⓘ 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 4/10 Moderate 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $9,103
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$728
• − Management: −$728
• − Depreciation: −$2,182
• Taxable loss: −$236
• Est. tax savings @ 24.0%: +$57
• After-tax cash flow: $1,028/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This fixer-upper cabin requires extensive renovations to restore its structural integrity and improve its appearance. Significant repairs and updates are needed to make it move-in ready.

Repairs flagged

• Major siding — Severe weathering and damage
• Major roof — Exposed beams and missing shingles
• Major flooring — Worn and uneven wooden floors
• Major interior walls — Exposed insulation and missing drywall
• Major bathrooms — Exposed plumbing and missing fixtures
• Major systems — Exposed electrical wiring and missing appliances

Value-add opportunities

• Both renovate exterior and roof — Improves curb appeal and structural integrity
• Both repair and replace flooring — Enhances comfort and safety
• Both rebuild interior walls and drywall — Restores privacy and aesthetics
• Both reinstall plumbing and fixtures in bathrooms — Restores functionality and cleanliness
• Both rebuild electrical systems and appliances — Restores functionality and safety

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Severe weathering and damage	Major	$15,000–50,000
roof · Exposed beams and missing shingles	Major	$15,000–50,000
flooring · Worn and uneven wooden floors	Major	$15,000–50,000
interior walls · Exposed insulation and missing drywall	Major	$15,000–50,000
bathrooms · Exposed plumbing and missing fixtures	Major	$15,000–50,000
systems · Exposed electrical wiring and missing appliances	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both renovate exterior and roof — Improves curb appeal and structural integrity ↑
• Both repair and replace flooring — Enhances comfort and safety ↑
• Both rebuild interior walls and drywall — Restores privacy and aesthetics ↑
• Both reinstall plumbing and fixtures in bathrooms — Restores functionality and cleanliness ↑
• Both rebuild electrical systems and appliances — Restores functionality and safety ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Searcy County School District
• NCES district ID: 0509480
• Math proficiency: 39% ▼ -16.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $31,222
• Composite: 32.28/100
• National rank: #5751
• State rank: #82 of 238 in AR

Livability — Dennard

• Score: 51/100
• State rank: #468
• US rank: #25184

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 353
• Population (ZIP): 1,329

Population outlook (Searcy County) Hauer SSP2

• Today (2025): 7,091 people
• By 2030: 6,656 · -6.1%
• By 2040: 5,868 · -17.2%
• By 2050: 5,250 · -26.0%
• By 2075: 4,407 · -37.9%
• By 2100: 3,834 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Italian 2% Iranian 1%
• Foreign-born: 0% · China

Political lean MEDSL · Searcy

• 2024 margin: Solid R (+72.2) · D 13.2% · R 85.4% · Other 1.4%
• 2008→2024 swing: -26.3pp toward R · 2008: -45.9pp · 2024: -72.2pp
• All cycles: 2024: R+72.2 2020: R+69.1 2016: R+63.7 2012: R+51.0 2008: R+45.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.29%
• Current HPI: 295.2629
• 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

-22.7% since first listed

4 events — show timeline

• 2026-03-20 Price Changed $75,000 CARMLS
• 2025-12-06 Listed $86,000 CARMLS
• 2025-10-03 Listing Removed — CARMLS
• 2025-04-02 Listed $97,000 CARMLS