3028 Hwy 291 N · Prattsville, AR 72129

$185,000

2 bd · 1.0 ba · 1,286 sqft · SingleFamily public records · 64 Days on market

Built 1967 4.52 ac lot $144/sqft · 13% below area Est $212k · 13% under

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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 +16.4/30.0
• ARV discount +13.2/15.0
• DSCR +5.1/10.0
• Appreciation +5.0/10.0
• 1% rule +3.2/10.0
• Schools +3.2/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for peaceful country living with room to grow? This charming older home offers endless possibilities. Nestled on 4.52 acres, this property has a workshop and large carport shed with additional homesite potential also. Another older septic on the property and a concrete pad. The home offers 1286 sq ft with a functional layout, (previously a 3/1) now 2 bedrooms and 2 full baths, and a cozy fireplace in the large living room. The home has great bones and there is plenty of opportunity to make it your own. There is a storm shelter & Generac generator! The metal roof is approximately 6-7 yrs old. Room for animals & gardening! Bring your vision and make this property shine!

Key facts

• 4.52 acre lot
• 2 parking spots
• Built 1967

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $104 ($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 $152k (17.9% below list).
• Recommended offer: $152k (17.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 52/100 on livability (#451 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools D-, crime F, amenities F.
• Sheridan School District (town): math 36% / reading 38% proficiency, ranked #89 of 238 in AR (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 28 units permitted in Grant County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Grant County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,884 (17.9% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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 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: 0.82% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.40%
• DSCR: 1.11
• GRM: 10.2

CMA / ARV

• ARV (median comp): $211,955
• List price: $185,000
• Delta: -12.72%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.7%
• Equity multiple: 1.56×
• Total profit: $28,796
• Equity at exit: $83,184

10-year hold

• IRR: 12.1%
• Equity multiple: 2.80×
• Total profit: $93,169
• Equity at exit: $128,196

Cash invested: $51,800 (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 72129

• Active inventory: 5
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,519 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$49 /mo · $588/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $104

Break-even live

Break-even rent $1,388

Max offer price $185,000

Occupancy floor 88%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $185,000 Active 64 DOM
2. 2026-06-17
   days on market $185,000 Active 63 DOM
3. 2026-06-16
   days on market $185,000 Active 62 DOM
4. 2026-06-15
   days on market $185,000 Active 61 DOM
5. 2026-06-14
   days on market $185,000 Active 59 DOM
6. 2026-06-10
   days on market $185,000 Active 56 DOM
7. 2026-06-09
   days on market $185,000 Active 55 DOM
8. 2026-06-08
   days on market $185,000 Active 54 DOM
9. 2026-06-07
   days on market $185,000 Active 53 DOM
10. 2026-06-05
    days on market $185,000 Active 50 DOM
11. 2026-06-03
    days on market $185,000 Active 49 DOM
12. 2026-06-02
    days on market $185,000 Active 48 DOM
13. 2026-06-01
    days on market $185,000 Active 47 DOM
14. 2026-05-31
    days on market $185,000 Active 46 DOM
15. 2026-05-31
    days on market $185,000 Active 45 DOM
16. 2026-05-14
    status Under Contract 696-char remark

    Show marketing remark (696 chars)

    Looking for peaceful country living with room to grow? This charming older home offers endless possibilities. Nestled on 4.52 acres, this property has a workshop and large carport shed with additional homesite potential also. Another older septic on the property and a concrete pad. The home offers 1286 sq ft with a functional layout, (previously a 3/1) now 2 bedrooms and 2 full baths, and a cozy fireplace in the large living room. The home has great bones and there is plenty of opportunity to make it your own. There is a storm shelter & Generac generator! The metal roof is approximately 6-7 yrs old. Room for animals & gardening! Bring your vision and make this property shine!

17. 2026-04-09
    listed $185,000 New Listing 696-char remark

    Show marketing remark (696 chars)

    Looking for peaceful country living with room to grow? This charming older home offers endless possibilities. Nestled on 4.52 acres, this property has a workshop and large carport shed with additional homesite potential also. Another older septic on the property and a concrete pad. The home offers 1286 sq ft with a functional layout, (previously a 3/1) now 2 bedrooms and 2 full baths, and a cozy fireplace in the large living room. The home has great bones and there is plenty of opportunity to make it your own. There is a storm shelter & Generac generator! The metal roof is approximately 6-7 yrs old. Room for animals & gardening! Bring your vision and make this property shine!

ⓘ 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: $588 · $49/mo
• Projected year-2 tax: $1,184 · $99/mo
• Expected delta: +$596/yr (+$50/mo · 101.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $18,226
• − Mortgage interest: −$10,363
• − Property taxes: −$588
• − Insurance: −$925
• − Repairs & maintenance: −$1,458
• − Management: −$1,458
• − Depreciation: −$5,382
• Taxable loss: −$1,948
• Est. tax savings @ 24.0%: +$468
• After-tax cash flow: $1,711/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: Sheridan School District
• NCES district ID: 0500015
• Math proficiency: 36% ▼ -16.00%
• Reading proficiency: 38% ▼ -9.00%
• Median HH income: $49,974
• Composite: 32.0/100
• National rank: #5831
• State rank: #89 of 238 in AR

Livability — Prattsville

• Score: 52/100
• State rank: #451
• US rank: #24799

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,489
• Population (ZIP): 1,489

Population outlook (Grant County) Hauer SSP2

• Today (2025): 18,477 people
• By 2030: 18,551 · +0.4%
• By 2040: 18,442 · -0.2%
• By 2050: 17,901 · -3.1%
• By 2075: 16,240 · -12.1%
• By 2100: 13,761 · -25.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 7% Two or more races 2%
• Common ancestry: Italian 4% Slovak 3% Iranian 1%
• Foreign-born: 1% · Canada, Jamaica

Political lean MEDSL · Grant

• 2024 margin: Solid R (+68.9) · D 14.8% · R 83.6% · Other 1.6%
• 2008→2024 swing: -17.9pp toward R · 2008: -51.0pp · 2024: -68.9pp
• All cycles: 2024: R+68.9 2020: R+67.4 2016: R+54.7 2012: R+51.9 2008: R+51.0

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

2 events — show timeline

• 2026-05-14 Pending — CARMLS
• 2026-04-09 Listed $185,000 CARMLS

Property tax history

+14.0%/yr

Latest (2025): $588 · +1591.1% YoY. Source: county tax records.