113 Stone · Lake City, AR 72437

$179,000

4 bd · 1.5 ba · 1,728 sqft · SingleFamily public records · 11 Days on market

Built 1980 0.45 ac lot Est $275k · 35% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +13.5/30.0
• Appreciation +10.0/10.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Just listed 113 Stone, Lake Cit. Spacious Family Home. This charming 4 bedroom 2 full bath home offers 1728' of comfortable living space and sits on a large lot on a quiet dead end street. Perfect for families looking to grow, entertain, and enjoy the outdoors. Features include large kitchen, two living areas, newer Ac(2025), metal roof, storm shelter, shop with garage door, two carports, three sided chain link fence, well for outside sprinklers and gardening, City park at the end of the dead end street and school within walking distance. Schedule your showing today!

Key facts

• Newer ac
• Metal roof
• Large kitchen

Tags

• LARGE KITCHEN
• TWO LIVING AREAS
• NEWER AC
• METAL ROOF
• STORM SHELTER
• SHOP WITH GARAGE DOOR

Property features AI

Finance

• Other: Low-E windows and insulated doors/windows for energy efficiency
• Financial info: Financing options include VA, FHA, conventional, cash, rural development, and in-house financing
• HOA & community: Community playground and picnic area; no fee

Exterior

• Parking: Carport for 2 cars
• Utilities: Public sewer; Public water; Municipal electric (Entergy); Internet — wireless
• Home design: Brick, brick & frame combo, and metal/vinyl siding exterior
• Construction: Metal roof; Crawl space and slab foundation
• Exterior features: Patio; Porch; Partial fencing (chain link); Gutters; Storm cellar; Shop/outbuilding; Paved road access; Level lot; Extra landscaping; Inside city limits; Located in a subdivision; Playground and picnic area in community (no fee)

Interior

• Kitchen: Free-standing stove; Dishwasher; Ice maker connection
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat (gas); Central electric cooling
• Interior features: Washer connection; Dryer connection (electric); Gas water heater; Ceiling fans; Formica kitchen countertops; Gas-log fireplace; Sheetrock walls/ceilings
• Laundry & utility: Washer connection; Dryer connection (electric)

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $7 ($87/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 $158k (12.0% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.2% in Lake City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 64/100 on livability (#180 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment D-.
• Riverside School District (rural): math 32% / reading 42% proficiency, ranked #103 of 238 in AR (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Riverside East Elem. School (math 27% / reading 32%, grade F, #305 of 454 statewide, top 71%, 147 students, 75% FRL); Riverside High School (math 27% / reading 40%, grade F, #112 of 292 statewide, top 39%, 331 students, 47% FRL).
• Market conditions: 35 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Craighead County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,500 (12.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 6.34%
• Cash-on-cash: 0.17%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $274,752
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Cherry	0.27mi	4/2.0	1,754 (+2%)	4mo	$98,000	$56	80
1407 Pamela	0.34mi	3/2.0 (-1)	1,675 (-3%)	5mo	$277,435	$166	68
1401 Pamela Dr	0.34mi	3/2.0 (-1)	1,850 (+7%)	6mo	$299,900	$162	61
118 Pecan	0.09mi	4/2.0	1,575 (-9%)	22mo	$230,000	$146	60
1404 Pamela Dr	0.32mi	3/2.0 (-1)	1,670 (-3%)	15mo	$260,000	$156	60
118 Pecan	0.10mi	4/2.0	1,575 (-9%)	22mo	$230,000	$146	60
1402 Pamela Dr	0.33mi	3/2.0 (-1)	1,600 (-7%)	13mo	$266,900	$167	54
1412 Pamela	0.64mi	3/2.0 (-1)	1,650 (-4%)	12mo	$285,000	$173	46
1400 Pamela Dr	0.64mi	3/2.0 (-1)	1,850 (+7%)	8mo	$295,000	$159	45
1404 Jordan St	0.65mi	3/2.0 (-1)	1,570 (-9%)	7mo	$249,900	$159	42
1101 Dealyn St	0.65mi	3/1.0 (-1)	1,524 (-12%)	4mo	$157,000	$103	40

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

Projected returns pro-forma

9.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.3%
• Equity multiple: 2.95×
• Total profit: $97,573
• Equity at exit: $160,833

10-year hold

• IRR: 21.6%
• Equity multiple: 6.72×
• Total profit: $286,913
• Equity at exit: $346,392

Cash invested: $50,120 (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 72437

• Home prices YoY: 3.5%
• Active inventory: 35
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,575 medium
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $7

Break-even live

Break-even rent $1,566

Max offer price $179,000

Occupancy floor 95%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1997 Teal Cv Lake City, AR	3.0	2.0	1263	$1,575	$1.25	43d	1	0.08mi

Listing history 9 events

1. 2026-06-17
   status $179,000 Under Contract 11 DOM
2. 2026-06-16
   days on market $179,000 Active 11 DOM
3. 2026-06-15
   days on market $179,000 Active 10 DOM
4. 2026-06-14
   days on market $179,000 Active 8 DOM
5. 2026-06-12
   statusdays on market $179,000 Active 7 DOM
6. 2026-06-09
   days on market $179,000 New Listing 4 DOM
7. 2026-06-08
   days on market $179,000 New Listing 3 DOM
8. 2026-06-07
   remarks 573-char remark
9. 2026-06-07
   listed $179,000 New Listing 2 DOM

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,900
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − Depreciation: −$5,207
• Taxable loss: −$2,938
• Est. tax savings @ 24.0%: +$705
• After-tax cash flow: $792/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: Riverside School District
• NCES district ID: 0500012
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 42% ▼ -9.00%
• Median HH income: $37,959
• Composite: 30.82/100
• National rank: #6136
• State rank: #103 of 238 in AR

Livability — Lake City

• Score: 64/100
• State rank: #180
• US rank: #14568

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake City, AR
• Population (ZIP): 3,386

Population outlook (Craighead County) Hauer SSP2

• Today (2025): 122,235 people
• By 2030: 131,338 · +7.4%
• By 2040: 149,862 · +22.6%
• By 2050: 168,034 · +37.5%
• By 2075: 208,094 · +70.2%
• By 2100: 233,251 · +90.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Black 1%
• Common ancestry: Italian 2% Slovak 2% Iranian 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Craighead

• 2024 margin: Solid R (+37.4) · D 30.1% · R 67.5% · Other 2.4%
• 2008→2024 swing: -12.9pp toward R · 2008: -24.5pp · 2024: -37.4pp
• All cycles: 2024: R+37.4 2020: R+35.4 2016: R+35.2 2012: R+31.1 2008: R+24.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.97%
• Current HPI: 295.1637
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-04 Listed $179,000 CARMLS
• 2026-06-04 Listed $179,000 NEABOR MLS

Property tax history

-7.9%/yr

Latest (2025): $159 · -38.6% YoY. Source: county tax records.