356 Stone Creek Rd · Hardy, AR 72542

$119,900

1 bd · 1.0 ba · 928 sqft · SingleFamily public records · 444 Days on market

Built 1980 0.30 ac lot $129/sqft · 23% above area Est $97k · 23% over ↓ 59% since listing

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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 +28.7/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +6.9/10.0
• 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

Super neat furnished A-frame cabin with lake view. Home has a metal roof and is updated and ready to go! This one bedroom A-frame has a full and a half bath, as well as an open floor plan. Large deck with a lake view to enjoy outdoor living or just sit and watch the sunsets.

Key facts

• Large deck
• Open floor plan
• Metal roof

Tags

• LAKE VIEW
• METAL ROOF
• LARGE DECK
• OPEN FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $400 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% 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, schools D-, amenities 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.
• Market conditions: 131 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 ($829 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 $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 444 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $120k implies a 60% 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 $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 444 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.19% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.30%
• DSCR: 1.64
• GRM: 7.0

CMA / ARV

• ARV (median comp): $97,301
• List price: $119,900
• Delta: 23.23%
• 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	0.15mi	1/1.0	928 (0%)	20mo	$125,000	$135	77
108 Sequoyah Ridge Rd Rdg	0.53mi	2/1.0 (+1)	960 (+3%)	6mo	$50,000	$52	59
7 Walsh Dr	0.27mi	2/1.0 (+1)	1,036 (+12%)	6mo	$124,900	$121	57

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: 34.8%
• Equity multiple: 3.70×
• Total profit: $90,730
• Equity at exit: $108,015

10-year hold

• IRR: 30.0%
• Equity multiple: 8.36×
• Total profit: $247,072
• Equity at exit: $232,939

Cash invested: $33,572 (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: 131
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,424 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$47 /mo · $559/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $400

Break-even live

Break-even rent $918

Max offer price $119,900

Occupancy floor 67%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-19
   days on market $119,900 Active 444 DOM
2. 2026-06-18
   days on market $119,900 Active 443 DOM
3. 2026-06-17
   days on market $119,900 Active 442 DOM
4. 2026-06-16
   days on market $119,900 Active 441 DOM
5. 2026-06-15
   days on market $119,900 Active 440 DOM
6. 2026-06-14
   days on market $119,900 Active 438 DOM
7. 2026-06-12
   days on market $119,900 Active 437 DOM
8. 2026-06-09
   days on market $119,900 Active 434 DOM
9. 2026-06-08
   days on market $119,900 Active 433 DOM
10. 2026-06-07
    days on market $119,900 Active 432 DOM
11. 2026-06-04
    days on market $119,900 Active 428 DOM
12. 2026-06-02
    days on market $119,900 Active 427 DOM
13. 2026-06-01
    days on market $119,900 Active 426 DOM
14. 2026-05-31
    days on market $119,900 Active 425 DOM
15. 2026-05-31
    days on market $119,900 Active 424 DOM
16. 2026-03-19
    price $119,900 275-char remark

    Show marketing remark (275 chars)

    Super neat furnished A-frame cabin with lake view. Home has a metal roof and is updated and ready to go! This one bedroom A-frame has a full and a half bath, as well as an open floor plan. Large deck with a lake view to enjoy outdoor living or just sit and watch the sunsets.

17. 2026-03-19
    price $119,900 275-char remark

    Show marketing remark (275 chars)

    Super neat furnished A-frame cabin with lake view. Home has a metal roof and is updated and ready to go! This one bedroom A-frame has a full and a half bath, as well as an open floor plan. Large deck with a lake view to enjoy outdoor living or just sit and watch the sunsets.

18. 2025-04-01
    listed $129,900 New Listing 275-char remark

    Show marketing remark (275 chars)

    Super neat furnished A-frame cabin with lake view. Home has a metal roof and is updated and ready to go! This one bedroom A-frame has a full and a half bath, as well as an open floor plan. Large deck with a lake view to enjoy outdoor living or just sit and watch the sunsets.

19. 2025-04-01
    listed $129,900 Active 275-char remark

    Show marketing remark (275 chars)

    Super neat furnished A-frame cabin with lake view. Home has a metal roof and is updated and ready to go! This one bedroom A-frame has a full and a half bath, as well as an open floor plan. Large deck with a lake view to enjoy outdoor living or just sit and watch the sunsets.

20. 2025-02-28
    historical
21. 2025-01-23
    price $144,900
22. 2025-01-22
    price $144,900
23. 2024-11-10
    listed $149,900 Active
24. 2024-11-09
    listed $149,900 New Listing
25. 2022-10-25
    listed $79,900
26. 2022-10-24
    soldstatus $75,000
27. 2022-10-21
    soldstatus $75,000 Sold
28. 2022-10-18
    soldstatus $75,000
29. 2022-09-06
    status Under Contract
30. 2022-08-21
    listed $79,900 New Listing
31. 2010-12-20
    soldstatus $20,000
32. 2009-04-17
    soldstatus $290,500

ⓘ 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: $559 · $47/mo
• Projected year-2 tax: $767 · $64/mo
• Expected delta: +$208/yr (+$17/mo · 37.2%)

ⓘ 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: −$6,716
• − Property taxes: −$559
• − Insurance: −$600
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$3,488
• Taxable income: $2,995
• Est. tax owed @ 24.0%: −$719
• After-tax cash flow: $4,080/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

-58.7% since first listed

17 events — show timeline

• 2026-03-19 Price Changed $119,900 CARMLS
• 2026-03-19 Price Changed $119,900 Batesville
• 2025-04-01 Listed $129,900 Batesville
• 2025-04-01 Listed $129,900 CARMLS
• 2025-02-28 Listing Removed — CARMLS
• 2025-01-23 Price Changed $144,900 CARMLS
• 2025-01-22 Price Changed $144,900 Batesville
• 2024-11-10 Listed $149,900 Batesville
• 2024-11-09 Listed $149,900 CARMLS
• 2022-10-25 Listed $79,900 Batesville
• 2022-10-24 Sold (Public Records) $75,000 Public Records
• 2022-10-21 Sold (MLS) $75,000 CARMLS
• 2022-10-18 Sold (MLS) $75,000 Batesville
• 2022-09-06 Pending — CARMLS
• 2022-08-21 Listed $79,900 CARMLS
• 2010-12-20 Sold (Public Records) $20,000 Public Records
• 2009-04-17 Sold (Public Records) $290,500 Public Records

Property tax history

+11.1%/yr

Latest (2025): $559 · +0.0% YoY. Source: county tax records.