298 Hwy 63 · Ravenden, AR 72459

$45,000

2 bd · 1.0 ba · 432 sqft · SingleFamily public records · 23 Days on market

Built 1979 2.02 ac lot $104/sqft · 57% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

The home and building could use some work, but the setting is really pretty! The home is a 2 bedroom/1 bath home. The building part could be made in to part of the residence, or you could use it for a workshop, a business, or just whatever your heart desires. In between the house and the building is a perfect place for a patio. The land is mostly open, with scattered trees, and some fencing. The circle drive makes it easy to get in and out. Lots of potential in a beautiful spot!

Key facts

• 2.02 acre lot
• 4 parking spots
• Listed 23 days

Property features AI

Finance

• Financial info: Accepts conventional loans, cash, or in-house financing

Exterior

• Parking: Space for 4+ cars
• Utilities: Private well; Septic system
• Home design: Stone and wood exterior; Paved road access
• Construction: Metal roof; Slab and crawlspace combination foundation
• Exterior features: Patio; Partially fenced yard; Sloped, wooded and cleared areas

Interior

• Flooring: Other flooring (see remarks)
• Bathrooms: 1 full bathroom
• Heating & cooling: Window air conditioning units
• Interior features: Other flooring (see remarks); Laundry room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($787 rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#241 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: crime C-, schools F, amenities F.
• Sloan-Hendrix School District (rural): math 28% / reading 28% proficiency, ranked #171 of 238 in AR (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 27 active listings in the ZIP; 4 units permitted in Sharp County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($311 loan paydown + $1k appreciation (3.0% local appreciation)).
• Sharp County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 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: moderate 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 $44,325 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.75% ✓
• Cap rate: 15.40%
• Cash-on-cash: 32.51%
• DSCR: 2.45
• GRM: 4.8

CMA / ARV

• ARV (median comp): $251,745
• List price: $45,000
• Delta: -82.12%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 38.3%
• Equity multiple: 3.16×
• Total profit: $27,158
• Equity at exit: $20,234

10-year hold

• IRR: 38.3%
• Equity multiple: 6.25×
• Total profit: $66,202
• Equity at exit: $31,183

Cash invested: $12,600 (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 72459

• Active inventory: 27
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $787 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$25 /mo · $303/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$165
• Net cashflow: $341

Break-even live

Break-even rent $354

Max offer price $45,000

Occupancy floor 52%

Sensitivity live

Price	-10% $367	-5% $354	+0% $341	+5% $329	+10% $316
Rent	-10% $279	-5% $310	+0% $341	+5% $372	+10% $404
Rate	-1.0pp $364	-0.5pp $353	base $341	+0.5pp $330	+1.0pp $318

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-07
   statusdays on market $45,000 Under Contract 23 DOM
2. 2026-06-04
   days on market $45,000 Active 21 DOM
3. 2026-06-02
   days on market $45,000 Active 20 DOM
4. 2026-06-01
   days on market $45,000 Active 19 DOM
5. 2026-05-31
   days on market $45,000 Active 18 DOM
6. 2026-05-31
   days on market $45,000 Active 17 DOM
7. 2026-05-08
   listed $45,000 New Listing 510-char remark
8. 2026-05-01
   soldstatus $41,000 Sold 483-char remark

   Show marketing remark (483 chars)

   The home and building could use some work, but the setting is really pretty! The home is a 2 bedroom/1 bath home. The building part could be made in to part of the residence, or you could use it for a workshop, a business, or just whatever your heart desires. In between the house and the building is a perfect place for a patio. The land is mostly open, with scattered trees, and some fencing. The circle drive makes it easy to get in and out. Lots of potential in a beautiful spot!

9. 2026-05-01
   soldstatus $41,000

   Show marketing remark (483 chars)

   The home and building could use some work, but the setting is really pretty! The home is a 2 bedroom/1 bath home. The building part could be made in to part of the residence, or you could use it for a workshop, a business, or just whatever your heart desires. In between the house and the building is a perfect place for a patio. The land is mostly open, with scattered trees, and some fencing. The circle drive makes it easy to get in and out. Lots of potential in a beautiful spot!

10. 2026-03-12
    status Under Contract 483-char remark

    Show marketing remark (483 chars)

    The home and building could use some work, but the setting is really pretty! The home is a 2 bedroom/1 bath home. The building part could be made in to part of the residence, or you could use it for a workshop, a business, or just whatever your heart desires. In between the house and the building is a perfect place for a patio. The land is mostly open, with scattered trees, and some fencing. The circle drive makes it easy to get in and out. Lots of potential in a beautiful spot!

11. 2026-02-12
    listed $44,500 New Listing 483-char remark

    Show marketing remark (483 chars)

    The home and building could use some work, but the setting is really pretty! The home is a 2 bedroom/1 bath home. The building part could be made in to part of the residence, or you could use it for a workshop, a business, or just whatever your heart desires. In between the house and the building is a perfect place for a patio. The land is mostly open, with scattered trees, and some fencing. The circle drive makes it easy to get in and out. Lots of potential in a beautiful spot!

12. 2000-03-31
    soldstatus $1,333
13. 1988-10-18
    soldstatus $8,000

ⓘ 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: $303 · $25/mo
• Projected year-2 tax: $303 · $25/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 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: $9,439
• − Mortgage interest: −$2,521
• − Property taxes: −$303
• − Insurance: −$225
• − Repairs & maintenance: −$755
• − Management: −$755
• − Depreciation: −$1,309
• Taxable income: $3,571
• Est. tax owed @ 24.0%: −$857
• After-tax cash flow: $3,240/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: Sloan-Hendrix School District
• NCES district ID: 0512480
• Math proficiency: 28% ▼ -6.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $30,202
• Composite: 22.66/100
• National rank: #8048
• State rank: #171 of 238 in AR

Livability — Ravenden

• Score: 61/100
• State rank: #241
• US rank: #17868

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,351

Population outlook (Sharp County) Hauer SSP2

• Today (2025): 16,170 people
• By 2030: 15,711 · -2.8%
• By 2040: 14,974 · -7.4%
• By 2050: 14,420 · -10.8%
• By 2075: 13,235 · -18.2%
• By 2100: 11,492 · -28.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Slovak 4% Lithuanian 2% Italian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Sharp

• 2024 margin: Solid R (+62.7) · D 17.7% · R 80.4% · Other 1.9%
• 2008→2024 swing: -33.7pp toward R · 2008: -28.9pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+60.0 2016: R+54.7 2012: R+38.8 2008: R+28.9

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

+462.5% since first listed

8 events — show timeline

• 2026-06-05 Pending — CARMLS
• 2026-05-08 Listed $45,000 CARMLS
• 2026-05-01 Sold (Public Records) $41,000 Public Records
• 2026-05-01 Sold (MLS) $41,000 CARMLS
• 2026-03-12 Pending — CARMLS
• 2026-02-12 Listed $44,500 CARMLS
• 2000-03-31 Sold (Public Records) $1,333 Public Records
• 1988-10-18 Sold (Public Records) $8,000 Public Records

Property tax history

+10.1%/yr

Latest (2025): $303 · +9.9% YoY. Source: county tax records.