1607 Riverview Cir

Horseshoe Bend, AR 72512

$114,900C+

2 bd · 1.0 ba · 1,118 sqft · Built — · SingleFamily · Active · 341 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,346/mo
• Mortgage (P&I): −$603
• Tax + insurance: −$90
• HOA: −$0
• Vac / Maint / Mgmt: −$283
• Net cashflow: $371/mo
• Annual: $4,453/yr
• Cap rate: 10.17%
• Cash-on-cash: 13.84%
• DSCR: 1.62
• 1% rule: 1.17%
• Cash to close: $32,172

Investor read

• This is a 2-bed/1.0-bath single-family listed at $115k.
• 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).
• It's been on market 341 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• 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.
• 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).
• Izard County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• 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.
• 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.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.
• 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.

Questions for listing agent

• 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?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.