7910 Edgemont Rd, Ste 101 · Greers Ferry, AR 72067

$1

2 bd · 2.0 ba · 1,181 sqft · Other · 9 Days on market

Built 2016 $200/mo HOA · 20% of rent

---

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 +15.0/30.0
• Appreciation +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Suite 101 - First-floor unit in the Narrows Inn, one of nine lakefront condos offered at auction. This industrial-rustic 2 bed / 2 bath condominium (~1,181 SF) is built for entertaining with stained concrete floors, exposed ductwork, warm wood accents, and a built-in wine bar with cooler; pool views from the primary suite and guest bedroom. Kitchen features a live-edge wood bar top, Frigidaire stainless appliances, and solid-surface counters. Primary suite with sliding glass doors to the pool deck, walk-in closet, and double-vanity bath with large walk-in shower; guest bedroom and hall bath offer quality finishes. Pantry/laundry with GE stackable washer/dryer and barn-style doors. Offered t

Key facts

• Exposed ductwork
• Pool views
• Lakefront condos

Tags

• LAKEFRONT CONDOS
• STAINED CONCRETE FLOORS
• EXPOSED DUCTWORK
• BUILT-IN WINE BAR
• POOL VIEWS
• LIVE-EDGE WOOD BAR TOP

Property features AI

Finance

• HOA & community: Annual association fee of $2,401.14; Community amenities include swimming pool(s), tennis court(s), picnic area, marina, and golf course

Exterior

• Parking: Other parking (see remarks)
• Utilities: Public water; Public sewer
• Home design: Inside city limits
• Construction: Stone and wood exterior; Architectural shingle roof; Slab foundation
• Exterior features: Patio; Pool; River/lake area

Interior

• Kitchen: Free-standing stove; Microwave; Dishwasher; Refrigerator stays
• Flooring: Concrete floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Washer stays; Dryer stays; Walk-in closet(s); Ceiling fan(s); Walk-in shower; Breakfast bar; Furnished
• Laundry & utility: Washer included; Dryer included

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $1 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $1.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).
• Cap rate 720341.0% vs local median 2.6% in Greers Ferry — 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 61/100 on livability (#251 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• West Side School District (rural): math 29% / reading 41% proficiency, ranked #118 of 238 in AR (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Side Elementary School (math 27% / reading 42%, grade F, #254 of 454 statewide, top 59%, 288 students, 100% FRL); West Side High School (math 27% / reading 42%, grade F, #92 of 292 statewide, top 37%, 218 students, 100% FRL) — zoned schools average 100% FRL vs 47% district-wide (53 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 165 active listings in the ZIP; 13 units permitted in Cleburne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Cleburne County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.6% appreciation + 3.0% rent growth), your $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $1

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 101302.00% ✓
• Cap rate: 720340.96%
• Cash-on-cash: 2572623.81%
• DSCR: 114468.28
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 137039.10×
• Total profit: $38,371
• Equity at exit: $1

10-year hold

• IRR: —
• Equity multiple: 297160.32×
• Total profit: $83,205
• Equity at exit: $1

Cash invested: $0 (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 72067

• Home prices YoY: 3.2%
• Active inventory: 165

Monthly cashflow live

• Estimated rent: $1,013 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$200
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $600

Break-even live

Break-even rent $253

Max offer price $1

Occupancy floor 36%

Sensitivity live

Price	-10% $600	-5% $600	+0% $600	+5% $600	+10% $600
Rent	-10% $520	-5% $560	+0% $600	+5% $640	+10% $680
Rate	-1.0pp $600	-0.5pp $600	base $600	+0.5pp $600	+1.0pp $600

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $200 · $2,400/yr
• Likely covers: pool

Listing history 8 events

1. 2026-06-21
   days on market $1 Active 9 DOM
2. 2026-06-19
   statusdays on market $1 Active 7 DOM
3. 2026-06-18
   days on market $1 New Listing 6 DOM
4. 2026-06-17
   days on market $1 New Listing 5 DOM
5. 2026-06-16
   days on market $1 New Listing 4 DOM
6. 2026-06-15
   days on market $1 New Listing 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $1 New Listing 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,156
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$972
• − Management: −$972
• − HOA: −$2,400
• − Depreciation: −$0
• Taxable income: $7,811
• Est. tax owed @ 24.0%: −$1,875
• After-tax cash flow: $5,329/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: West Side School District
• NCES district ID: 0514040
• Math proficiency: 29% ▼ -6.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $39,658
• Composite: 29.31/100
• National rank: #6551
• State rank: #118 of 238 in AR

Livability — Greers Ferry

• Score: 61/100
• State rank: #251
• US rank: #18144

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greers Ferry, AR
• City population: 2,881
• Population (ZIP): 2,881

Population outlook (Cleburne County) Hauer SSP2

• Today (2025): 24,198 people
• By 2030: 23,324 · -3.6%
• By 2040: 21,566 · -10.9%
• By 2050: 19,916 · -17.7%
• By 2075: 16,744 · -30.8%
• By 2100: 13,303 · -45.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Serbian 3% Iranian 1%
• Foreign-born: 0%

Political lean MEDSL · Cleburne

• 2024 margin: Solid R (+67.9) · D 15.2% · R 83.2% · Other 1.6%
• 2008→2024 swing: -23.7pp toward R · 2008: -44.2pp · 2024: -67.9pp
• All cycles: 2024: R+67.9 2020: R+65.8 2016: R+61.4 2012: R+52.2 2008: R+44.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.59%
• Current HPI: 245.97
• 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