143 Windmill Ln · Perla, AR 72104

$125,000

4 bd · 1.5 ba · 1,404 sqft · SingleFamily public records · 64 Days on market

Built 1980 1.04 ac lot Est $150k · 17% under

---

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 +28.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.5/10.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the potential in 143 Windmill Ln! Back on the market due to no fault of the seller! This 4-bed 1-bath home offers a functional layout featuring an eat-in kitchen with a convenient breakfast bar, ideal for casual dining. A dedicated laundry room adds everyday convenience. The home includes a walk-in shower for added comfort and accessibility. Step outside to enjoy the back deck, perfect for relaxing or hosting, all overlooking a spacious 1.04-acre lot. The fully fenced backyard provides plenty of room for pets, play, or outdoor activities, and includes a storage shed for added functionality. This home is being SOLD AS IS. Great opportunity for homeowners ready to create their dream

Key facts

• Eat-in kitchen
• Walk-in shower
• Back deck

Tags

• EAT-IN KITCHEN
• BREAKFAST BAR
• DEDICATED LAUNDRY ROOM
• WALK-IN SHOWER
• BACK DECK
• FULLY FENCED BACKYARD

Property features AI

Finance

• Other: Lot is approximately 1.04 acres
• Financial info: Financing available: conventional loan or cash

Exterior

• Utilities: Public water; Municipal electric service (Entergy)
• Home design: Brick and metal/vinyl siding exterior
• Construction: Piers foundation; Architectural shingle roof
• Exterior features: Deck; Fully fenced yard; Outside storage area; Chain link fence; Dirt road access; Level, cleared lot

Interior

• Kitchen: Free-standing stove; Microwave; Dishwasher
• Flooring: Carpet; Tile; Luxury vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heat; Central electric cooling; Window air conditioning units
• Interior features: Ceiling fans; Breakfast bar; Washer connection; Electric dryer connection
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#221 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Glen Rose School District (rural): math 42% / reading 33% proficiency, ranked #84 of 238 in AR (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Glen Rose High School (math 32% / reading 22%, grade F, #164 of 292 statewide, top 61%, 304 students, 34% FRL).
• Market conditions: 171 active listings in the ZIP; 4 units permitted in Hot Spring County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Hot Spring 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 $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $94k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $117,500 (6.0% 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 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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: 1.15% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.84%
• DSCR: 1.62
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $150,228
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
226 Wine Dot Rd	0.52mi	3/2.0 (-1)	1,402 (-0%)	7mo	$150,000	$107	62

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

Projected returns pro-forma

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

5-year hold

• IRR: 0.9%
• Equity multiple: 1.03×
• Total profit: $1,214
• Equity at exit: $18,638

10-year hold

• IRR: 10.5%
• Equity multiple: 1.82×
• Total profit: $28,657
• Equity at exit: $10,808

Cash invested: $35,000 (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 72104

• Home prices YoY: -7.3%
• Active inventory: 171
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,442 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$28 /mo · $333/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $337

Break-even live

Break-even rent $1,015

Max offer price $125,000

Occupancy floor 72%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   status $125,000 Under Contract 64 DOM
2. 2026-06-18
   days on market $125,000 Active 64 DOM
3. 2026-06-17
   days on market $125,000 Active 63 DOM
4. 2026-06-16
   days on market $125,000 Active 62 DOM
5. 2026-06-15
   days on market $125,000 Active 61 DOM
6. 2026-06-14
   days on market $125,000 Active 59 DOM
7. 2026-06-13
   days on market $125,000 Active 58 DOM
8. 2026-06-10
   days on market $125,000 Active 56 DOM
9. 2026-06-09
   days on market $125,000 Active 55 DOM
10. 2026-06-08
    days on market $125,000 Active 54 DOM
11. 2026-06-07
    days on market $125,000 Active 53 DOM
12. 2026-06-03
    days on market $125,000 Active 49 DOM
13. 2026-06-02
    days on market $125,000 Active 48 DOM
14. 2026-06-01
    days on market $125,000 Active 47 DOM
15. 2026-05-31
    days on market $125,000 Active 46 DOM
16. 2026-05-31
    days on market $125,000 Active 45 DOM
17. 2026-05-21
    price $125,000
18. 2026-05-20
    status Back on Market
19. 2026-04-27
    historical Take Backups
20. 2026-04-24
    status Under Contract
21. 2026-04-11
    listed $140,000 New Listing
22. 2013-01-15
    soldstatus $94,000
23. 1989-03-27
    soldstatus $34,650

ⓘ 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: $333 · $28/mo
• Projected year-2 tax: $800 · $67/mo
• Expected delta: +$467/yr (+$39/mo · 140.2%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $17,304
• − Mortgage interest: −$7,002
• − Property taxes: −$333
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − Depreciation: −$3,636
• Taxable income: $2,141
• Est. tax owed @ 24.0%: −$514
• After-tax cash flow: $3,534/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: Glen Rose School District
• NCES district ID: 0506630
• Math proficiency: 42% ▼ -13.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $47,423
• Composite: 32.22/100
• National rank: #5772
• State rank: #84 of 238 in AR

Livability — Perla

• Score: 62/100
• State rank: #221
• US rank: #16895

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 23,222

Population outlook (Hot Spring County) Hauer SSP2

• Today (2025): 34,464 people
• By 2030: 34,659 · +0.6%
• By 2040: 34,486 · +0.1%
• By 2050: 33,419 · -3.0%
• By 2075: 28,702 · -16.7%
• By 2100: 21,415 · -37.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 16% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Serbian 2% Slovak 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Hot Spring

• 2024 margin: Solid R (+52.2) · D 22.9% · R 75.1% · Other 1.9%
• 2008→2024 swing: -27.7pp toward R · 2008: -24.4pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+48.7 2016: R+42.5 2012: R+29.0 2008: R+24.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.79%
• Current HPI: 211.6419
• 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

+260.8% since first listed

7 events — show timeline

• 2026-05-21 Price Changed $125,000 CARMLS
• 2026-05-20 Relisted — CARMLS
• 2026-04-27 Contingent — CARMLS
• 2026-04-24 Pending — CARMLS
• 2026-04-11 Listed $140,000 CARMLS
• 2013-01-15 Sold (Public Records) $94,000 Public Records
• 1989-03-27 Sold (Public Records) $34,650 Public Records

Property tax history

-1.3%/yr

Latest (2025): $333 · -13.1% YoY. Source: county tax records.