104 Boyd Cir · Marshall, AR 72650

$97,000

2 bd · 1.0 ba · 822 sqft · SingleFamily public records · 187 Days on market

Built 1960 0.50 ac lot

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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 +18.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Appreciation +5.0/10.0
• 1% rule +3.8/10.0
• Livability +3.3/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 2 bed, 1 bath home in Marshall, AR with many updates! Features include a carport, brand new double pane vinyl windows, metal roof, & vinyl siding—making it low-maintenance for years to come. Enjoy a fenced front yard perfect for kids or pets, plus an extra cleared unimproved lot that adds space and potential. Inside, you’ll find real wood floors in the living room, hallway, & both bedrooms, while the kitchen, utility room, & bath feature durable vinyl flooring. Central heating and cooling provide comfort year-round. Located in the heart of the Ozark Mountains, Marshall offers small-town charm and quick access to endless outdoor adventures. 15 minutes to Buffalo National River and close to four major lakes and thousands of acres of National Forest, this area is ideal for horseback riding, ATV riding, hiking, swimming, fishing, hunting, canoeing, kayaking, floating, and boating. A wonderful place to call home or a great weekend retreat or use it for an income producing property by nightly or monthly rental.

Key facts

• Metal roof
• Carport
• Vinyl siding

Tags

• CARPORT
• DOUBLE PANE VINYL WINDOWS
• METAL ROOF
• VINYL SIDING
• FENCED FRONT YARD
• REAL WOOD FLOORS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/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 $85k (12.0% below list).
• Recommended offer: $85k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 3.5% in Marshall — 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 66/100 on livability (#115 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime D-, 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: 79 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($671 loan paydown + $3k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y 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 $46k; list at $97k implies a 111% gain — meaningful room to come down on a strong offer.

Recommended offer $85,359 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. Crime grade is D 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: 0.88% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.86%
• DSCR: 1.17
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $205,500
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
Wp001 Searcy Cr 5 Lot Wp001	0.66mi	2/1.0	700 (-15%)	21mo	$175,000	$250	27

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.1%
• Equity multiple: 1.63×
• Total profit: $17,208
• Equity at exit: $43,615

10-year hold

• IRR: 13.3%
• Equity multiple: 2.97×
• Total profit: $53,428
• Equity at exit: $67,217

Cash invested: $27,160 (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 72650

• Active inventory: 79
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $854 medium
• Mortgage (P&I): −$509
• Tax from tax record: −$38 /mo · $455/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $87

Break-even live

Break-even rent $743

Max offer price $97,000

Occupancy floor 85%

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-03-03
   status Pending 1056-char remark

   Show marketing remark (1056 chars)

   Charming 2 bed, 1 bath home in Marshall, AR with many updates! Features include a carport, brand new double pane vinyl windows, metal roof, & vinyl siding—making it low-maintenance for years to come. Enjoy a fenced front yard perfect for kids or pets, plus an extra cleared unimproved lot that adds space and potential. Inside, you’ll find real wood floors in the living room, hallway, & both bedrooms, while the kitchen, utility room, & bath feature durable vinyl flooring. Central heating and cooling provide comfort year-round. Located in the heart of the Ozark Mountains, Marshall offers small-town charm and quick access to endless outdoor adventures. 15 minutes to Buffalo National River and close to four major lakes and thousands of acres of National Forest, this area is ideal for horseback riding, ATV riding, hiking, swimming, fishing, hunting, canoeing, kayaking, floating, and boating. A wonderful place to call home or a great weekend retreat or use it for an income producing property by nightly or monthly rental.

2. 2026-03-03
   status Under Contract

   Show marketing remark (1056 chars)

   Charming 2 bed, 1 bath home in Marshall, AR with many updates! Features include a carport, brand new double pane vinyl windows, metal roof, & vinyl siding—making it low-maintenance for years to come. Enjoy a fenced front yard perfect for kids or pets, plus an extra cleared unimproved lot that adds space and potential. Inside, you’ll find real wood floors in the living room, hallway, & both bedrooms, while the kitchen, utility room, & bath feature durable vinyl flooring. Central heating and cooling provide comfort year-round. Located in the heart of the Ozark Mountains, Marshall offers small-town charm and quick access to endless outdoor adventures. 15 minutes to Buffalo National River and close to four major lakes and thousands of acres of National Forest, this area is ideal for horseback riding, ATV riding, hiking, swimming, fishing, hunting, canoeing, kayaking, floating, and boating. A wonderful place to call home or a great weekend retreat or use it for an income producing property by nightly or monthly rental.

3. 2025-09-03
   listed $97,000 Active 1056-char remark

   Show marketing remark (1056 chars)

   Charming 2 bed, 1 bath home in Marshall, AR with many updates! Features include a carport, brand new double pane vinyl windows, metal roof, & vinyl siding—making it low-maintenance for years to come. Enjoy a fenced front yard perfect for kids or pets, plus an extra cleared unimproved lot that adds space and potential. Inside, you’ll find real wood floors in the living room, hallway, & both bedrooms, while the kitchen, utility room, & bath feature durable vinyl flooring. Central heating and cooling provide comfort year-round. Located in the heart of the Ozark Mountains, Marshall offers small-town charm and quick access to endless outdoor adventures. 15 minutes to Buffalo National River and close to four major lakes and thousands of acres of National Forest, this area is ideal for horseback riding, ATV riding, hiking, swimming, fishing, hunting, canoeing, kayaking, floating, and boating. A wonderful place to call home or a great weekend retreat or use it for an income producing property by nightly or monthly rental.

4. 2025-08-28
   listed $97,000 New Listing
5. 2021-07-29
   soldstatus $46,000 Sold 443-char remark

   Show marketing remark (443 chars)

   Ideal starter, retirement or investment property in Marshall. 2 bed, 1 bath, 822 sq ft home with an additional lot with which to build on. Located close to downtown (1 block away) but feels like being in the country! Maintenance free exterior with metal roof and vinyl siding. Fenced front yard. Hardwood floors, 3 ceiling fans, central HVAC with new air handler. Elec cook stove, frig, washer & dryer convey. Inside needs some updating.

6. 2021-07-29
   soldstatus $46,000

   Show marketing remark (443 chars)

   Ideal starter, retirement or investment property in Marshall. 2 bed, 1 bath, 822 sq ft home with an additional lot with which to build on. Located close to downtown (1 block away) but feels like being in the country! Maintenance free exterior with metal roof and vinyl siding. Fenced front yard. Hardwood floors, 3 ceiling fans, central HVAC with new air handler. Elec cook stove, frig, washer & dryer convey. Inside needs some updating.

7. 2021-07-27
   soldstatus $46,000
8. 2021-05-12
   historical 443-char remark

   Show marketing remark (443 chars)

   Ideal starter, retirement or investment property in Marshall. 2 bed, 1 bath, 822 sq ft home with an additional lot with which to build on. Located close to downtown (1 block away) but feels like being in the country! Maintenance free exterior with metal roof and vinyl siding. Fenced front yard. Hardwood floors, 3 ceiling fans, central HVAC with new air handler. Elec cook stove, frig, washer & dryer convey. Inside needs some updating.

9. 2021-05-07
   status Back on Market 443-char remark

   Show marketing remark (443 chars)

   Ideal starter, retirement or investment property in Marshall. 2 bed, 1 bath, 822 sq ft home with an additional lot with which to build on. Located close to downtown (1 block away) but feels like being in the country! Maintenance free exterior with metal roof and vinyl siding. Fenced front yard. Hardwood floors, 3 ceiling fans, central HVAC with new air handler. Elec cook stove, frig, washer & dryer convey. Inside needs some updating.

10. 2021-05-05
    historical 443-char remark

    Show marketing remark (443 chars)

    Ideal starter, retirement or investment property in Marshall. 2 bed, 1 bath, 822 sq ft home with an additional lot with which to build on. Located close to downtown (1 block away) but feels like being in the country! Maintenance free exterior with metal roof and vinyl siding. Fenced front yard. Hardwood floors, 3 ceiling fans, central HVAC with new air handler. Elec cook stove, frig, washer & dryer convey. Inside needs some updating.

11. 2021-05-03
    listed $46,000 New Listing 443-char remark

    Show marketing remark (443 chars)

    Ideal starter, retirement or investment property in Marshall. 2 bed, 1 bath, 822 sq ft home with an additional lot with which to build on. Located close to downtown (1 block away) but feels like being in the country! Maintenance free exterior with metal roof and vinyl siding. Fenced front yard. Hardwood floors, 3 ceiling fans, central HVAC with new air handler. Elec cook stove, frig, washer & dryer convey. Inside needs some updating.

12. 2021-05-03
    listed $46,000

    Show marketing remark (443 chars)

    Ideal starter, retirement or investment property in Marshall. 2 bed, 1 bath, 822 sq ft home with an additional lot with which to build on. Located close to downtown (1 block away) but feels like being in the country! Maintenance free exterior with metal roof and vinyl siding. Fenced front yard. Hardwood floors, 3 ceiling fans, central HVAC with new air handler. Elec cook stove, frig, washer & dryer convey. Inside needs some updating.

13. 2015-08-12
    soldstatus $30,000
14. 2015-06-09
    historical
15. 2015-06-03
    listed $48,000 Active
16. 1992-06-01
    soldstatus $40,000

ⓘ 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: $455 · $38/mo
• Projected year-2 tax: $621 · $52/mo
• Expected delta: +$166/yr (+$14/mo · 36.4%)

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

Taxation est. · year 1

• Rental income: $10,243
• − Mortgage interest: −$5,434
• − Property taxes: −$455
• − Insurance: −$485
• − Repairs & maintenance: −$819
• − Management: −$819
• − Depreciation: −$2,822
• Taxable loss: −$591
• Est. tax savings @ 24.0%: +$142
• After-tax cash flow: $1,190/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: 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 — Marshall

• Score: 66/100
• State rank: #115
• US rank: #11273

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marshall, AR
• Population (ZIP): 4,462

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 (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 3% Native American 2%
• Common ancestry: Iranian 4% Romanian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: —
• Current HPI: —
• 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

+142.5% since first listed

16 events — show timeline

• 2026-03-03 Pending — NWARMLS
• 2026-03-03 Pending — CARMLS
• 2025-09-03 Listed $97,000 NWARMLS
• 2025-08-28 Listed $97,000 CARMLS
• 2021-07-29 Sold (MLS) $46,000 NWARMLS
• 2021-07-29 Sold (MLS) $46,000 CARMLS
• 2021-07-27 Sold (Public Records) $46,000 Public Records
• 2021-05-12 Listing Removed — CARMLS
• 2021-05-07 Relisted — CARMLS
• 2021-05-05 Listing Removed — CARMLS
• 2021-05-03 Listed $46,000 NWARMLS
• 2021-05-03 Listed $46,000 CARMLS
• 2015-08-12 Sold (Public Records) $30,000 Public Records
• 2015-06-09 Listing Removed — CARMLS
• 2015-06-03 Listed $48,000 CARMLS
• 1992-06-01 Sold (Public Records) $40,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $455 · +0.0% YoY. Source: county tax records.