912 N Hickory St · Bald Knob, AR 72010

$80,000

4 bd · 1.0 ba · 1,392 sqft · SingleFamily public records · 186 Days on market

Built 1985 0.61 ac lot $57/sqft · 36% below area Est $125k · 36% under ↓ 41% since listing

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Appreciation +6.7/10.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Well-Maintained 4-Bedroom, 2-Bathroom Home on approximately . 61 acres, located a short distance from Bald Knob High School. This comfortable residence features a dedicated office, a nice covered porch, and a convenient carport. Recent updates include new windows and gutters. The property includes three storage buildings (12x24, 12x18, and 12x55)-perfect for tools, hobbies, or extra storage. Quiet, well-maintained grounds and thoughtful updates make this a move-in-ready opportunity.

Key facts

• Covered porch
• New gutters
• Dedicated office

Tags

• DEDICATED OFFICE
• COVERED PORCH
• CONVENIENT CARPORT
• NEW WINDOWS
• NEW GUTTERS
• THREE STORAGE BUILDINGS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 4.0% in Bald Knob — 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 57/100 on livability (#340 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Bald Knob School District (rural): math 33% / reading 31% proficiency, ranked #144 of 238 in AR (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 37 active listings in the ZIP; 219 units permitted in White County in 2024 (36 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($553 loan paydown + $3k appreciation (3.4% local appreciation)).
• White County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, 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 186 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $55k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 186 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.39% ✓
• Cap rate: 11.17%
• Cash-on-cash: 17.41%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

• ARV (median comp): $124,671
• List price: $80,000
• Delta: -35.83%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
803 Upchurch St	0.13mi	3/2.0 (-1)	1,286 (-8%)	9mo	$170,000	$132	65
305 N Elm St	0.39mi	3/2.0 (-1)	1,450 (+4%)	4mo	$183,000	$126	63
309 W Cleveland St	0.52mi	3/1.5 (-1)	1,428 (+3%)	8mo	$155,000	$109	57
405 Laview	0.36mi	3/2.0 (-1)	1,453 (+4%)	14mo	$175,000	$120	56
200 Wynn St	0.64mi	4/2.5	1,425 (+2%)	8mo	$120,000	$84	53
727 Forbes Dr	0.27mi	3/1.0 (-1)	1,227 (-12%)	12mo	$140,000	$114	53
801 Upchurch	0.14mi	3/2.0 (-1)	1,216 (-13%)	16mo	$151,000	$124	50
118 E Forbes Dr	0.39mi	3/2.0 (-1)	1,268 (-9%)	10mo	$99,000	$78	50
606 W Center St	0.63mi	3/2.0 (-1)	1,548 (+11%)	5mo	$160,000	$103	39
105 Pasco St	0.67mi	3/2.0 (-1)	1,214 (-13%)	0mo	$163,800	$135	38
406 N Main St	0.35mi	3/2.0 (-1)	1,200 (-14%)	22mo	$141,000	$118	33
102 Kelly Ann St	0.74mi	3/2.0 (-1)	1,540 (+11%)	19mo	$169,500	$110	22

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

Projected returns pro-forma

3.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.5%
• Equity multiple: 2.07×
• Total profit: $24,029
• Equity at exit: $37,650

10-year hold

• IRR: 19.6%
• Equity multiple: 3.94×
• Total profit: $65,929
• Equity at exit: $59,364

Cash invested: $22,400 (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 72010

• Home prices YoY: 1.7%
• Active inventory: 37
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,111 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $200

Break-even live

Break-even rent $858

Max offer price $80,000

Occupancy floor 77%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $80,000 Active 186 DOM
2. 2026-06-18
   days on market $80,000 Active 185 DOM
3. 2026-06-17
   days on market $80,000 Active 184 DOM
4. 2026-06-16
   days on market $80,000 Active 183 DOM
5. 2026-06-15
   days on market $80,000 Active 182 DOM
6. 2026-06-14
   days on market $80,000 Active 180 DOM
7. 2026-06-12
   days on market $80,000 Active 179 DOM
8. 2026-06-09
   days on market $80,000 Active 176 DOM
9. 2026-06-08
   days on market $80,000 Active 175 DOM
10. 2026-06-07
    remarks 546-char remark
11. 2026-06-07
    days on market $80,000 Active 174 DOM
12. 2026-06-05
    days on market $80,000 Active 171 DOM
13. 2026-06-03
    days on market $80,000 Active 170 DOM
14. 2026-06-02
    days on market $80,000 Active 169 DOM
15. 2026-06-01
    days on market $80,000 Active 168 DOM
16. 2026-05-31
    days on market $80,000 Active 167 DOM
17. 2026-05-30
    days on market $80,000 Active 166 DOM
18. 2026-05-16
    price $80,000 487-char remark

    Show marketing remark (487 chars)

    Well-Maintained 4-Bedroom, 2-Bathroom Home on approximately . 61 acres, located a short distance from Bald Knob High School. This comfortable residence features a dedicated office, a nice covered porch, and a convenient carport. Recent updates include new windows and gutters. The property includes three storage buildings (12x24, 12x18, and 12x55)-perfect for tools, hobbies, or extra storage. Quiet, well-maintained grounds and thoughtful updates make this a move-in-ready opportunity.

19. 2026-05-05
    status Back on Market 487-char remark

    Show marketing remark (487 chars)

    Well-Maintained 4-Bedroom, 2-Bathroom Home on approximately . 61 acres, located a short distance from Bald Knob High School. This comfortable residence features a dedicated office, a nice covered porch, and a convenient carport. Recent updates include new windows and gutters. The property includes three storage buildings (12x24, 12x18, and 12x55)-perfect for tools, hobbies, or extra storage. Quiet, well-maintained grounds and thoughtful updates make this a move-in-ready opportunity.

20. 2026-04-27
    historical Take Backups 487-char remark

    Show marketing remark (487 chars)

    Well-Maintained 4-Bedroom, 2-Bathroom Home on approximately . 61 acres, located a short distance from Bald Knob High School. This comfortable residence features a dedicated office, a nice covered porch, and a convenient carport. Recent updates include new windows and gutters. The property includes three storage buildings (12x24, 12x18, and 12x55)-perfect for tools, hobbies, or extra storage. Quiet, well-maintained grounds and thoughtful updates make this a move-in-ready opportunity.

21. 2026-04-04
    price $97,500 487-char remark

    Show marketing remark (487 chars)

    Well-Maintained 4-Bedroom, 2-Bathroom Home on approximately . 61 acres, located a short distance from Bald Knob High School. This comfortable residence features a dedicated office, a nice covered porch, and a convenient carport. Recent updates include new windows and gutters. The property includes three storage buildings (12x24, 12x18, and 12x55)-perfect for tools, hobbies, or extra storage. Quiet, well-maintained grounds and thoughtful updates make this a move-in-ready opportunity.

22. 2026-02-25
    price $105,000 487-char remark

    Show marketing remark (487 chars)

    Well-Maintained 4-Bedroom, 2-Bathroom Home on approximately . 61 acres, located a short distance from Bald Knob High School. This comfortable residence features a dedicated office, a nice covered porch, and a convenient carport. Recent updates include new windows and gutters. The property includes three storage buildings (12x24, 12x18, and 12x55)-perfect for tools, hobbies, or extra storage. Quiet, well-maintained grounds and thoughtful updates make this a move-in-ready opportunity.

23. 2026-02-10
    price $115,000 487-char remark

    Show marketing remark (487 chars)

    Well-Maintained 4-Bedroom, 2-Bathroom Home on approximately . 61 acres, located a short distance from Bald Knob High School. This comfortable residence features a dedicated office, a nice covered porch, and a convenient carport. Recent updates include new windows and gutters. The property includes three storage buildings (12x24, 12x18, and 12x55)-perfect for tools, hobbies, or extra storage. Quiet, well-maintained grounds and thoughtful updates make this a move-in-ready opportunity.

24. 2026-01-23
    price $120,000 487-char remark

    Show marketing remark (487 chars)

    Well-Maintained 4-Bedroom, 2-Bathroom Home on approximately . 61 acres, located a short distance from Bald Knob High School. This comfortable residence features a dedicated office, a nice covered porch, and a convenient carport. Recent updates include new windows and gutters. The property includes three storage buildings (12x24, 12x18, and 12x55)-perfect for tools, hobbies, or extra storage. Quiet, well-maintained grounds and thoughtful updates make this a move-in-ready opportunity.

25. 2026-01-15
    price $129,900 487-char remark

    Show marketing remark (487 chars)

    Well-Maintained 4-Bedroom, 2-Bathroom Home on approximately . 61 acres, located a short distance from Bald Knob High School. This comfortable residence features a dedicated office, a nice covered porch, and a convenient carport. Recent updates include new windows and gutters. The property includes three storage buildings (12x24, 12x18, and 12x55)-perfect for tools, hobbies, or extra storage. Quiet, well-maintained grounds and thoughtful updates make this a move-in-ready opportunity.

26. 2025-12-15
    listed $134,900 New Listing 487-char remark

    Show marketing remark (487 chars)

    Well-Maintained 4-Bedroom, 2-Bathroom Home on approximately . 61 acres, located a short distance from Bald Knob High School. This comfortable residence features a dedicated office, a nice covered porch, and a convenient carport. Recent updates include new windows and gutters. The property includes three storage buildings (12x24, 12x18, and 12x55)-perfect for tools, hobbies, or extra storage. Quiet, well-maintained grounds and thoughtful updates make this a move-in-ready opportunity.

ⓘ 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 4/10 Moderate FEMA zone A · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 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: $13,333
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$1,902
• − Repairs & maintenance: −$1,067
• − Management: −$1,067
• − Depreciation: −$2,327
• Taxable income: $1,289
• Est. tax owed @ 24.0%: −$309
• After-tax cash flow: $2,087/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: Bald Knob School District
• NCES district ID: 0502700
• Math proficiency: 33% ▼ -5.00%
• Reading proficiency: 31% ▼ -1.00%
• Median HH income: $35,076
• Composite: 26.45/100
• National rank: #7218
• State rank: #144 of 238 in AR

Livability — Bald Knob

• Score: 57/100
• State rank: #340
• US rank: #21701

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bald Knob, AR
• Population (ZIP): 5,283

Population outlook (White County) Hauer SSP2

• Today (2025): 82,310 people
• By 2030: 83,861 · +1.9%
• By 2040: 86,492 · +5.1%
• By 2050: 88,246 · +7.2%
• By 2075: 91,307 · +10.9%
• By 2100: 91,548 · +11.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Iranian 1% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · White

• 2024 margin: Solid R (+61.2) · D 18.3% · R 79.5% · Other 2.2%
• 2008→2024 swing: -14.0pp toward R · 2008: -47.2pp · 2024: -61.2pp
• All cycles: 2024: R+61.2 2020: R+58.9 2016: R+57.9 2012: R+53.7 2008: R+47.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.37%
• Current HPI: 206.1058
• 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

-40.7% since first listed

9 events — show timeline

• 2026-05-16 Price Changed $80,000 CARMLS
• 2026-05-05 Relisted — CARMLS
• 2026-04-27 Contingent — CARMLS
• 2026-04-04 Price Changed $97,500 CARMLS
• 2026-02-25 Price Changed $105,000 CARMLS
• 2026-02-10 Price Changed $115,000 CARMLS
• 2026-01-23 Price Changed $120,000 CARMLS
• 2026-01-15 Price Changed $129,900 CARMLS
• 2025-12-15 Listed $134,900 CARMLS

Property tax history

-14.4%/yr

Latest (2025): $36 · +5.4% YoY. Source: county tax records.