1607 Riverview Cir · Horseshoe Bend, AR 72512

$114,900

2 bd · 1.0 ba · 1,118 sqft · SingleFamily public records · 341 Days on market

0.49 ac lot

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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 +28.4/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this newly remodeled home in north central Arkansas. This 2 bedroom home has over 1,100 square feet and sits on one lot. With a metal roof and brick exterior, the home is low maintenance. There is a large living room with a fireplace and lots of windows to enjoy the views. From the kitchen, you step down into an airy dining room as well as a bonus room. The bathroom includes a tub and stand up shower. The home has lots of storage and includes a storage room off the covered carport. There is also a partial basement with an exterior entrance. The lot is surrounded by woods, have a shed and a chain link fenced area for pets. The property has a very country feel but minutes to amenities, including several lakes. Come take a look soon! Property sold as-is.

Key facts

• Newly remodeled home
• Metal roof
• Brick exterior

Tags

• NEWLY REMODELED HOME
• METAL ROOF
• BRICK EXTERIOR
• LARGE LIVING ROOM
• FIREPLACE
• AIRY DINING ROOM

Property features AI

Finance

• Other: Lot approximately 0.49 acres

Exterior

• Parking: Carport with space for 1 car
• Utilities: Public water; Septic; Electric service via cooperative; Propane/butane gas
• Home design: Single-family property
• Construction: Crawl space foundation
• Exterior features: Brick exterior; Metal roof; Paved road access; Level lot; Cul-de-sac lot; Wooded; Inside city limits; Located in a subdivision; Area amenities include swimming pools, marina, golf course, and fitness/bike trail

Interior

• Kitchen: Electric range; Refrigerator stays
• Bedrooms: Master bedroom about 11' x 15'; Second bedroom about 12' x 13'
• Flooring: Vinyl floors; Laminate floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Gas log fireplace; Bonus room; Basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 6.2% in Horseshoe Bend — 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 64/100 on livability (#183 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment F.
• Izard CountyConsolidated School District (rural): math 27% / reading 29% proficiency, ranked #171 of 238 in AR (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Izard Co. Cons. Elem. School (math 42% / reading 27%, grade F, #254 of 454 statewide, top 59%, 270 students, 73% FRL); Izard County Cons Middle Sch (math 27% / reading 27%, grade F, #156 of 201 statewide, top 78%, 185 students, 69% FRL); Izard Co. Cons. High School (math 17% / reading 37%, grade F, #164 of 292 statewide, top 61%, 193 students, 72% FRL).
• Market conditions: 441 active listings in the ZIP; 6 units permitted in Izard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Izard County population projected to shrink 8% 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 $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 341 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 15y ago; this cycle's ask has dropped $149.39M (100%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; list at $115k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 341 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.17% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.84%
• DSCR: 1.62
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 4.0%
• Equity multiple: 1.15×
• Total profit: $4,975
• Equity at exit: $17,132

10-year hold

• IRR: 13.5%
• Equity multiple: 2.08×
• Total profit: $34,594
• Equity at exit: $9,934

Cash invested: $32,172 (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 72512

• Home prices YoY: -8.3%
• Active inventory: 441
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,346 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$42 /mo · $500/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $371

Break-even live

Break-even rent $876

Max offer price $114,900

Occupancy floor 67%

Sensitivity live

Price	-10% $436	-5% $404	+0% $371	+5% $339	+10% $306
Rent	-10% $265	-5% $318	+0% $371	+5% $424	+10% $477
Rate	-1.0pp $429	-0.5pp $400	base $371	+0.5pp $341	+1.0pp $311

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-21
   days on market $114,900 Active 341 DOM
2. 2026-06-19
   days on market $114,900 Active 339 DOM
3. 2026-06-18
   days on market $114,900 Active 338 DOM
4. 2026-06-17
   days on market $114,900 Active 337 DOM
5. 2026-06-16
   days on market $114,900 Active 336 DOM
6. 2026-06-15
   days on market $114,900 Active 335 DOM
7. 2026-06-14
   days on market $114,900 Active 333 DOM
8. 2026-06-13
   days on market $114,900 Active 332 DOM
9. 2026-06-09
   days on market $114,900 Active 329 DOM
10. 2026-06-08
    days on market $114,900 Active 328 DOM
11. 2026-06-07
    days on market $114,900 Active 327 DOM
12. 2026-06-04
    days on market $114,900 Active 323 DOM
13. 2026-06-02
    days on market $114,900 Active 322 DOM
14. 2026-06-01
    days on market $114,900 Active 321 DOM
15. 2026-05-31
    days on market $114,900 Active 320 DOM
16. 2026-05-31
    days on market $114,900 Active 319 DOM
17. 2026-05-21
    price $114,900
18. 2026-05-20
    price $114,900 771-char remark

    Show marketing remark (771 chars)

    Check out this newly remodeled home in north central Arkansas. This 2 bedroom home has over 1,100 square feet and sits on one lot. With a metal roof and brick exterior, the home is low maintenance. There is a large living room with a fireplace and lots of windows to enjoy the views. From the kitchen, you step down into an airy dining room as well as a bonus room. The bathroom includes a tub and stand up shower. The home has lots of storage and includes a storage room off the covered carport. There is also a partial basement with an exterior entrance. The lot is surrounded by woods, have a shed and a chain link fenced area for pets. The property has a very country feel but minutes to amenities, including several lakes. Come take a look soon! Property sold as-is.

19. 2026-05-14
    status Active 771-char remark

    Show marketing remark (771 chars)

    Check out this newly remodeled home in north central Arkansas. This 2 bedroom home has over 1,100 square feet and sits on one lot. With a metal roof and brick exterior, the home is low maintenance. There is a large living room with a fireplace and lots of windows to enjoy the views. From the kitchen, you step down into an airy dining room as well as a bonus room. The bathroom includes a tub and stand up shower. The home has lots of storage and includes a storage room off the covered carport. There is also a partial basement with an exterior entrance. The lot is surrounded by woods, have a shed and a chain link fenced area for pets. The property has a very country feel but minutes to amenities, including several lakes. Come take a look soon! Property sold as-is.

20. 2026-05-14
    status Back on Market

    Show marketing remark (771 chars)

    Check out this newly remodeled home in north central Arkansas. This 2 bedroom home has over 1,100 square feet and sits on one lot. With a metal roof and brick exterior, the home is low maintenance. There is a large living room with a fireplace and lots of windows to enjoy the views. From the kitchen, you step down into an airy dining room as well as a bonus room. The bathroom includes a tub and stand up shower. The home has lots of storage and includes a storage room off the covered carport. There is also a partial basement with an exterior entrance. The lot is surrounded by woods, have a shed and a chain link fenced area for pets. The property has a very country feel but minutes to amenities, including several lakes. Come take a look soon! Property sold as-is.

21. 2026-05-08
    status Under Contract
22. 2026-04-02
    price $128,000

    Show marketing remark (771 chars)

    Check out this newly remodeled home in north central Arkansas. This 2 bedroom home has over 1,100 square feet and sits on one lot. With a metal roof and brick exterior, the home is low maintenance. There is a large living room with a fireplace and lots of windows to enjoy the views. From the kitchen, you step down into an airy dining room as well as a bonus room. The bathroom includes a tub and stand up shower. The home has lots of storage and includes a storage room off the covered carport. There is also a partial basement with an exterior entrance. The lot is surrounded by woods, have a shed and a chain link fenced area for pets. The property has a very country feel but minutes to amenities, including several lakes. Come take a look soon! Property sold as-is.

23. 2026-04-02
    price $128,000 771-char remark

    Show marketing remark (771 chars)

    Check out this newly remodeled home in north central Arkansas. This 2 bedroom home has over 1,100 square feet and sits on one lot. With a metal roof and brick exterior, the home is low maintenance. There is a large living room with a fireplace and lots of windows to enjoy the views. From the kitchen, you step down into an airy dining room as well as a bonus room. The bathroom includes a tub and stand up shower. The home has lots of storage and includes a storage room off the covered carport. There is also a partial basement with an exterior entrance. The lot is surrounded by woods, have a shed and a chain link fenced area for pets. The property has a very country feel but minutes to amenities, including several lakes. Come take a look soon! Property sold as-is.

24. 2026-01-19
    price $144,500

    Show marketing remark (771 chars)

    Check out this newly remodeled home in north central Arkansas. This 2 bedroom home has over 1,100 square feet and sits on one lot. With a metal roof and brick exterior, the home is low maintenance. There is a large living room with a fireplace and lots of windows to enjoy the views. From the kitchen, you step down into an airy dining room as well as a bonus room. The bathroom includes a tub and stand up shower. The home has lots of storage and includes a storage room off the covered carport. There is also a partial basement with an exterior entrance. The lot is surrounded by woods, have a shed and a chain link fenced area for pets. The property has a very country feel but minutes to amenities, including several lakes. Come take a look soon! Property sold as-is.

25. 2026-01-19
    price $144,500 771-char remark

    Show marketing remark (771 chars)

    Check out this newly remodeled home in north central Arkansas. This 2 bedroom home has over 1,100 square feet and sits on one lot. With a metal roof and brick exterior, the home is low maintenance. There is a large living room with a fireplace and lots of windows to enjoy the views. From the kitchen, you step down into an airy dining room as well as a bonus room. The bathroom includes a tub and stand up shower. The home has lots of storage and includes a storage room off the covered carport. There is also a partial basement with an exterior entrance. The lot is surrounded by woods, have a shed and a chain link fenced area for pets. The property has a very country feel but minutes to amenities, including several lakes. Come take a look soon! Property sold as-is.

26. 2025-07-08
    price $149,500 771-char remark

    Show marketing remark (771 chars)

    Check out this newly remodeled home in north central Arkansas. This 2 bedroom home has over 1,100 square feet and sits on one lot. With a metal roof and brick exterior, the home is low maintenance. There is a large living room with a fireplace and lots of windows to enjoy the views. From the kitchen, you step down into an airy dining room as well as a bonus room. The bathroom includes a tub and stand up shower. The home has lots of storage and includes a storage room off the covered carport. There is also a partial basement with an exterior entrance. The lot is surrounded by woods, have a shed and a chain link fenced area for pets. The property has a very country feel but minutes to amenities, including several lakes. Come take a look soon! Property sold as-is.

27. 2025-07-08
    listed $149,500,000 Active 771-char remark

    Show marketing remark (771 chars)

    Check out this newly remodeled home in north central Arkansas. This 2 bedroom home has over 1,100 square feet and sits on one lot. With a metal roof and brick exterior, the home is low maintenance. There is a large living room with a fireplace and lots of windows to enjoy the views. From the kitchen, you step down into an airy dining room as well as a bonus room. The bathroom includes a tub and stand up shower. The home has lots of storage and includes a storage room off the covered carport. There is also a partial basement with an exterior entrance. The lot is surrounded by woods, have a shed and a chain link fenced area for pets. The property has a very country feel but minutes to amenities, including several lakes. Come take a look soon! Property sold as-is.

28. 2025-07-03
    listed $149,500 New Listing
29. 2024-07-17
    historical
30. 2024-07-16
    listed $149,500 Active
31. 2024-07-10
    listed $149,500 New Listing
32. 2017-09-26
    historical
33. 2017-03-20
    listed $59,000 New Listing
34. 2013-05-14
    soldstatus $54,500
35. 2013-05-13
    soldstatus $55,000
36. 2013-04-22
    historical
37. 2011-11-07
    listed $57,900

ⓘ 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: $500 · $42/mo
• Projected year-2 tax: $735 · $61/mo
• Expected delta: +$235/yr (+$20/mo · 47.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°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: $16,150
• − Mortgage interest: −$6,436
• − Property taxes: −$500
• − Insurance: −$574
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − Depreciation: −$3,343
• Taxable income: $2,713
• Est. tax owed @ 24.0%: −$651
• After-tax cash flow: $3,802/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: Izard CountyConsolidated School District
• NCES district ID: 0500021
• Math proficiency: 27% ▼ -15.00%
• Reading proficiency: 29% ▼ -16.00%
• Median HH income: $30,245
• Composite: 22.66/100
• National rank: #8047
• State rank: #171 of 238 in AR

Livability — Horseshoe Bend

• Score: 64/100
• State rank: #183
• US rank: #14584

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Horseshoe Bend, AR
• City population: 2,458
• Population (ZIP): 2,458

Population outlook (Izard County) Hauer SSP2

• Today (2025): 13,018 people
• By 2030: 12,761 · -2.0%
• By 2040: 12,331 · -5.3%
• By 2050: 12,041 · -7.5%
• By 2075: 11,516 · -11.5%
• By 2100: 10,549 · -19.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 11% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Lithuanian 4% Serbian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Izard

• 2024 margin: Solid R (+65.9) · D 16.0% · R 81.9% · Other 2.1%
• 2008→2024 swing: -39.1pp toward R · 2008: -26.9pp · 2024: -65.9pp
• All cycles: 2024: R+65.9 2020: R+62.1 2016: R+54.3 2012: R+37.8 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.58%
• Current HPI: 184.0807
• 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

+98.4% since first listed

21 events — show timeline

• 2026-05-21 Price Changed $114,900 CARMLS
• 2026-05-20 Price Changed $114,900 MHMLS
• 2026-05-14 Relisted — MHMLS
• 2026-05-14 Relisted — CARMLS
• 2026-05-08 Pending — CARMLS
• 2026-04-02 Price Changed $128,000 CARMLS
• 2026-04-02 Price Changed $128,000 MHMLS
• 2026-01-19 Price Changed $144,500 CARMLS
• 2026-01-19 Price Changed $144,500 MHMLS
• 2025-07-08 Price Changed $149,500 MHMLS
• 2025-07-08 Listed $149,500,000 MHMLS
• 2025-07-03 Listed $149,500 CARMLS
• 2024-07-17 Listing Removed — CARMLS
• 2024-07-16 Listed $149,500 MHMLS
• 2024-07-10 Listed $149,500 CARMLS
• 2017-09-26 Listing Removed — CARMLS
• 2017-03-20 Listed $59,000 CARMLS
• 2013-05-14 Sold (MLS) $54,500 CARMLS
• 2013-05-13 Sold (Public Records) $55,000 Public Records
• 2013-04-22 Listing Removed — CARMLS
• 2011-11-07 Listed $57,900 CARMLS

Property tax history

+12.1%/yr

Latest (2025): $500 · +8.0% YoY. Source: county tax records.