115 W Cardinal Lane Ln · Diamond City, AR 72644

$55,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 33 Days on market

Built 1972 7,405 sqft lot $82/sqft · 55% below area ↓ 35% since listing

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Why this score? — see what drove the B+ 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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Charming and affordable near Bull Shoals Lake! This cozy 1-bedroom, 1-bath home offers 670 sq ft of easy, low-maintenance living on a 0.17-acre lot with a 1-car attached garage. Located just minutes from the golf course and close to the lake, this property is perfect for a weekend getaway, full-time downsizing, or investment opportunity. Enjoy the peaceful setting of Lead Hill/Diamond City with quick access to fishing, boating, and outdoor recreation. Includes electric range and refrigerator. Hard-to-find price point at just $85,000!

Key facts

• 7,405 sq ft lot
• Garage
• Built 1972

Property features AI

Finance

• HOA & community: Monthly association fee (amount not specified)

Exterior

• Parking: Attached garage with garage door opener; One covered parking space
• Utilities: Propane; Public water available; Sewer available
• Home design: Single-story home; Wood siding; Metal roof; Entry on main level; Built more than 25 years ago
• Construction: Wood siding construction; Metal roof; Crawlspace foundation; Has a crawl space basement
• Exterior features: Gravel driveway; Porch; Outbuilding; Level lot; County road frontage

Interior

• Kitchen: Refrigerator
• Flooring: Carpet; Wood
• Bathrooms: One full bathroom
• Heating & cooling: Gas baseboard heating
• Interior features: No special interior features listed
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($812 rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 2.4% in Diamond City — 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 67/100 on livability (#107 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Lead Hill School District (rural): math 25% / reading 32% proficiency, ranked #166 of 238 in AR (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 84 active listings in the ZIP; 92 units permitted in Boone County in 2024 (72 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($380 loan paydown + $3k appreciation (4.7% local appreciation)).
• Boone County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.48% ✓
• Cap rate: 12.00%
• Cash-on-cash: 20.37%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (median comp): $123,395
• List price: $55,000
• Delta: -55.43%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Larchwood Dr	0.64mi	1/1.0 (-1)	704 (+5%)	8mo	$102,000	$145	51

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

Projected returns pro-forma

4.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.0%
• Equity multiple: 2.84×
• Total profit: $28,395
• Equity at exit: $30,166

10-year hold

• IRR: 28.9%
• Equity multiple: 5.67×
• Total profit: $71,941
• Equity at exit: $51,253

Cash invested: $15,400 (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 72644

• Home prices YoY: 2.1%
• Active inventory: 84
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $812 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $261

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 63%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-07
   statusdays on market $55,000 Pending 33 DOM
2. 2026-06-04
   days on market $55,000 Active 30 DOM
3. 2026-06-02
   days on market $55,000 Active 29 DOM
4. 2026-06-01
   days on market $55,000 Active 28 DOM
5. 2026-05-31
   days on market $55,000 Active 27 DOM
6. 2026-05-31
   days on market $55,000 Active 26 DOM
7. 2026-05-09
   price $75,000 539-char remark
8. 2026-05-04
   listed $85,000 Active 539-char remark

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,744
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$780
• − Management: −$780
• − Depreciation: −$1,600
• Taxable income: $2,404
• Est. tax owed @ 24.0%: −$577
• After-tax cash flow: $2,560/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: Lead Hill School District
• NCES district ID: 0503420
• Math proficiency: 25% ▼ -8.00%
• Reading proficiency: 32% ▼ -14.00%
• Median HH income: $32,310
• Composite: 23.24/100
• National rank: #7935
• State rank: #166 of 238 in AR

Livability — Diamond City

• Score: 67/100
• State rank: #107
• US rank: #10788

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Diamond City, AR
• City population: 123
• Population (ZIP): 2,640

Population outlook (Boone County) Hauer SSP2

• Today (2025): 37,238 people
• By 2030: 36,808 · -1.2%
• By 2040: 35,597 · -4.4%
• By 2050: 34,197 · -8.2%
• By 2075: 30,503 · -18.1%
• By 2100: 25,797 · -30.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 2% Black 1%
• Common ancestry: Lithuanian 7% Slovak 3% Portuguese 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Boone

• 2024 margin: Solid R (+65.0) · D 16.7% · R 81.6% · Other 1.7%
• 2008→2024 swing: -25.3pp toward R · 2008: -39.7pp · 2024: -65.0pp
• All cycles: 2024: R+65.0 2020: R+61.9 2016: R+58.5 2012: R+48.0 2008: R+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.70%
• Current HPI: 226.9247
• 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

-35.3% since first listed

5 events — show timeline

• 2026-06-06 Pending — NWARMLS
• 2026-05-29 Price Changed $55,000 NWARMLS
• 2026-05-20 Price Changed $69,000 NWARMLS
• 2026-05-09 Price Changed $75,000 NWARMLS
• 2026-05-04 Listed $85,000 NWARMLS

Property tax history

-9.6%/yr

Latest (2019): $18 · +0.0% YoY. Source: county tax records.