434 Stallings St · Hartman, AR 72840

$57,900

2 bd · 1.0 ba · 925 sqft · SingleFamily public records · 62 Days on market

Built 1980 1.00 ac lot $63/sqft · 11% below area Est $65k · 11% under

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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 +12.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.6/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Excellent opportunity for a savy investor or a cute starter home located near schools and just minutes away from shopping. This home offers a large lot with room for the kids and or animals to play, a large deck in the rear, a laundry/mud room, a front entry sitting/mud room, a spacious, open kitchen and two bedrooms and a bathroom. This one is priced right and ready for it's new owner, update and reap the rewards! Call today for your private showing!

Key facts

• Large deck
• Laundry mud room
• Large lot

Tags

• LARGE LOT
• LARGE DECK
• LAUNDRY MUD ROOM
• FRONT ENTRY SITTING MUD ROOM
• SPACIOUS OPEN KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($868 rent vs $58k).
• Recommended offer: $54k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#421 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Westside School District (rural): math 20% / reading 19% proficiency, ranked #216 of 238 in AR (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 99% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 24 active listings in the ZIP; 12 units permitted in Johnson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($400 loan paydown + $4k appreciation (7.2% local appreciation)).
• Johnson County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (7.2% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $54,426 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.50% ✓
• Cap rate: 12.21%
• Cash-on-cash: 21.13%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

• ARV (median comp): $65,240
• List price: $57,900
• Delta: -11.25%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
434 Stallings St	0.00mi	2/1.0	925 (0%)	0mo	$57,900	$63	100
206 Baskin St St	0.17mi	3/1.0 (+1)	980 (+6%)	8mo	$121,900	$124	70
282 Baskin St	0.12mi	2/2.0	1,051 (+14%)	19mo	$42,000	$40	52

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

Projected returns pro-forma

7.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.3%
• Equity multiple: 3.42×
• Total profit: $39,204
• Equity at exit: $40,960

10-year hold

• IRR: 31.9%
• Equity multiple: 7.19×
• Total profit: $100,303
• Equity at exit: $78,576

Cash invested: $16,212 (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 72840

• Home prices YoY: 4.2%
• Active inventory: 24
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $868 medium
• Mortgage (P&I): −$304
• Tax est. 1.5%: −$72 /mo · $868/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $286

Break-even live

Break-even rent $506

Max offer price $57,900

Occupancy floor 62%

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: $14,475
• Closing costs: $1,737
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-17
   days on market $57,900 Active 62 DOM
2. 2026-06-16
   days on market $57,900 Active 61 DOM
3. 2026-06-15
   days on market $57,900 Active 60 DOM
4. 2026-06-14
   days on market $57,900 Active 58 DOM
5. 2026-06-12
   days on market $57,900 Active 57 DOM
6. 2026-06-09
   days on market $57,900 Active 54 DOM
7. 2026-06-08
   days on market $57,900 Active 53 DOM
8. 2026-06-07
   days on market $57,900 Active 52 DOM
9. 2026-06-07
   days on market $57,900 Active 51 DOM
10. 2026-06-04
    days on market $57,900 Active 48 DOM
11. 2026-06-02
    days on market $57,900 Active 47 DOM
12. 2026-06-01
    days on market $57,900 Active 46 DOM
13. 2026-05-31
    days on market $57,900 Active 45 DOM
14. 2026-05-31
    days on market $57,900 Active 44 DOM
15. 2026-04-16
    listed $62,900 Active 455-char remark

    Show marketing remark (455 chars)

    Excellent opportunity for a savy investor or a cute starter home located near schools and just minutes away from shopping. This home offers a large lot with room for the kids and or animals to play, a large deck in the rear, a laundry/mud room, a front entry sitting/mud room, a spacious, open kitchen and two bedrooms and a bathroom. This one is priced right and ready for it's new owner, update and reap the rewards! Call today for your private showing!

16. 2023-12-06
    soldstatus $84,500 Sold 618-char remark

    Show marketing remark (618 chars)

    CUTE!! This 2 bedroom, 1 bath home is located in Hartman, close to the elementary school. Open Living room, eat-in kitchen, large bathroom, and the seller enclosed the covered front porch to create additional square footage. This home has some new carpet, new paint, a new heat & air window unit in the living room, and some new windows. NEW back deck that overlooks the LARGE backyard. The deck has mountain views to the northwest. Big hardwood shade trees in the yard. Majority of the walls are block with sheetrock on the interior, more than adequate insulation in the attic. Should be very energy efficient.

17. 2023-11-14
    soldstatus $84,500
18. 2023-11-14
    soldstatus $84,500
19. 2023-11-01
    listed $79,500
20. 2023-08-16
    status Under Contract 618-char remark

    Show marketing remark (618 chars)

    CUTE!! This 2 bedroom, 1 bath home is located in Hartman, close to the elementary school. Open Living room, eat-in kitchen, large bathroom, and the seller enclosed the covered front porch to create additional square footage. This home has some new carpet, new paint, a new heat & air window unit in the living room, and some new windows. NEW back deck that overlooks the LARGE backyard. The deck has mountain views to the northwest. Big hardwood shade trees in the yard. Majority of the walls are block with sheetrock on the interior, more than adequate insulation in the attic. Should be very energy efficient.

21. 2023-08-03
    price $79,500 618-char remark

    Show marketing remark (618 chars)

    CUTE!! This 2 bedroom, 1 bath home is located in Hartman, close to the elementary school. Open Living room, eat-in kitchen, large bathroom, and the seller enclosed the covered front porch to create additional square footage. This home has some new carpet, new paint, a new heat & air window unit in the living room, and some new windows. NEW back deck that overlooks the LARGE backyard. The deck has mountain views to the northwest. Big hardwood shade trees in the yard. Majority of the walls are block with sheetrock on the interior, more than adequate insulation in the attic. Should be very energy efficient.

22. 2023-06-29
    listed $84,500 New Listing 618-char remark

    Show marketing remark (618 chars)

    CUTE!! This 2 bedroom, 1 bath home is located in Hartman, close to the elementary school. Open Living room, eat-in kitchen, large bathroom, and the seller enclosed the covered front porch to create additional square footage. This home has some new carpet, new paint, a new heat & air window unit in the living room, and some new windows. NEW back deck that overlooks the LARGE backyard. The deck has mountain views to the northwest. Big hardwood shade trees in the yard. Majority of the walls are block with sheetrock on the interior, more than adequate insulation in the attic. Should be very energy efficient.

23. 2023-03-16
    soldstatus $30,500
24. 2004-09-10
    soldstatus $18,000

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $10,415
• − Mortgage interest: −$3,243
• − Property taxes: −$868
• − Insurance: −$290
• − Repairs & maintenance: −$833
• − Management: −$833
• − Depreciation: −$1,684
• Taxable income: $2,663
• Est. tax owed @ 24.0%: −$639
• After-tax cash flow: $2,787/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: Westside School District
• NCES district ID: 0514020
• Math proficiency: 20% ▼ -7.00%
• Reading proficiency: 19% ▼ -8.00%
• Median HH income: $32,160
• Composite: 15.81/100
• National rank: #9265
• State rank: #216 of 238 in AR

Livability — Hartman

• Score: 54/100
• State rank: #421
• US rank: #23986

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

• Census place: Hartman, AR
• Population (ZIP): 2,399

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 27,452 people
• By 2030: 28,003 · +2.0%
• By 2040: 28,960 · +5.5%
• By 2050: 29,627 · +7.9%
• By 2075: 31,000 · +12.9%
• By 2100: 31,173 · +13.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 12% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 3%
• Common ancestry: Lithuanian 3% Serbian 2% Portuguese 1%
• Foreign-born: 8% · Canada
• Languages at home: 87% English-only · Spanish 13%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+51.4) · D 23.3% · R 74.7% · Other 2.0%
• 2008→2024 swing: -28.4pp toward R · 2008: -23.1pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+49.0 2016: R+40.6 2012: R+28.0 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.22%
• Current HPI: 178.524
• 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

+249.4% since first listed

10 events — show timeline

• 2026-04-16 Listed $62,900 NWARMLS
• 2023-12-06 Sold (MLS) $84,500 CARMLS
• 2023-11-14 Sold (Public Records) $84,500 Public Records
• 2023-11-14 Sold (MLS) $84,500 NWARMLS
• 2023-11-01 Listed $79,500 NWARMLS
• 2023-08-16 Pending — CARMLS
• 2023-08-03 Price Changed $79,500 CARMLS
• 2023-06-29 Listed $84,500 CARMLS
• 2023-03-16 Sold (Public Records) $30,500 Public Records
• 2004-09-10 Sold (Public Records) $18,000 Public Records

Property tax history

-29.3%/yr

Latest (2025): $40 · -1.7% YoY. Source: county tax records.