217 Rogers Ave · Harrison, AR 72601

$99,500

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 47 Days on market

Built 1970 4,329 sqft lot Est $121k · 18% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.6/30.0
• Schools +4.5/10.0
• Appreciation +4.0/10.0
• DSCR +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

2BR 1BA home within walking distance of downtown Harrison. Central heat and air, metal roof, insulated windows, fenced back yard, large shade trees. Currently used as a rental, would make a great investment property or a very economical home to live in.

Key facts

• Central heating
• Metal roof
• Off street parking

Tags

• CENTRAL HEATING
• METAL ROOF
• NEWER WINDOWS
• DOUBLE PANE WINDOWS
• OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $-12 ($-142/yr) — negative.
• To cash-flow at today's rent, offer at most $97k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $74k (25.9% below list).
• Recommended offer: $74k (25.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.0% in Harrison — 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 70/100 on livability (#52 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Harrison School District (town): math 53% / reading 54% proficiency, ranked #11 of 238 in AR (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Harrison Middle School (math 57% / reading 58%, grade B, #16 of 201 statewide, top 8%, 830 students, 49% FRL); Harrison High School (math 39% / reading 51%, grade D-, #27 of 292 statewide, top 10%, 868 students, 42% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: 443 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 92 units permitted in Boone County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $688 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Boone County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago 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.

Recommended offer $73,737 (25.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.74% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.51%
• DSCR: 0.98
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $120,768
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
704 S Ash St	0.30mi	2/1.0	824 (+1%)	0mo	$72,655	$88	84
715 Sycamore St	0.12mi	2/1.0	854 (+5%)	5mo	$141,500	$166	83
703 Ash St	0.32mi	2/1.0	808 (-1%)	2mo	$124,000	$153	82
418 N Robinson St	0.72mi	2/1.0	816 (0%)	7mo	$100,000	$123	60
909 S Ash St	0.46mi	2/1.0	798 (-2%)	19mo	$122,000	$153	59
416 Walnut St	0.12mi	3/1.0 (+1)	912 (+12%)	14mo	$72,500	$79	58
501 E Milam Ave	0.32mi	1/1.0 (-1)	764 (-6%)	14mo	$45,000	$59	58
217 S Spruce St	0.66mi	2/1.0	840 (+3%)	12mo	$137,000	$163	54
723 W Stephenson Ave	0.73mi	3/1.0 (+1)	816 (0%)	14mo	$112,000	$137	49
514 Gordon Ave	0.31mi	2/1.0	924 (+13%)	19mo	$120,000	$130	48
712 Sunset Ln	0.71mi	2/1.0	924 (+13%)	7mo	$137,000	$148	39
308 Glines Ct	0.68mi	3/2.0 (+1)	924 (+13%)	18mo	$156,000	$169	22

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

Projected returns pro-forma

-1.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.56×
• Total profit: $-12,366
• Equity at exit: $19,684

10-year hold

• IRR: -3.5%
• Equity multiple: 0.72×
• Total profit: $-7,846
• Equity at exit: $17,166

Cash invested: $27,860 (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 72601

• Home prices YoY: -0.8%
• Active inventory: 443
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $737 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$31 /mo · $373/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$155
• Net cashflow: $-12

Break-even live

Break-even rent $752

Max offer price $97,409

Occupancy floor 97%

Sensitivity live

Price	-10% $44	-5% $16	+0% $-12	+5% $-40	+10% $-68
Rent	-10% $-70	-5% $-41	+0% $-12	+5% $17	+10% $46
Rate	-1.0pp $38	-0.5pp $13	base $-12	+0.5pp $-38	+1.0pp $-64

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 N Cherry St Unit A Harrison, AR	2.0	1.0	1000	$750	$0.75	45d	1	1.13mi
851 State Highway 123 Harrison, AR	1.0–2.0	1.0–2.0	721	$725	$1.00	45d	21	1.19mi

Listing history 9 events

1. 2026-04-20
   status Pending
2. 2026-03-24
   status Active
3. 2026-03-09
   historical
4. 2026-02-04
   status Pending
5. 2026-01-14
   listed $99,500 Active
6. 2024-09-04
   soldstatus $170,000
7. 2024-08-30
   soldstatus $85,000 Closed 253-char remark

   Show marketing remark (253 chars)

   2BR 1BA home within walking distance of downtown Harrison. Central heat and air, metal roof, insulated windows, fenced back yard, large shade trees. Currently used as a rental, would make a great investment property or a very economical home to live in.

8. 2024-07-23
   historical 253-char remark

   Show marketing remark (253 chars)

   2BR 1BA home within walking distance of downtown Harrison. Central heat and air, metal roof, insulated windows, fenced back yard, large shade trees. Currently used as a rental, would make a great investment property or a very economical home to live in.

9. 2024-06-19
   listed $95,000 253-char remark

   Show marketing remark (253 chars)

   2BR 1BA home within walking distance of downtown Harrison. Central heat and air, metal roof, insulated windows, fenced back yard, large shade trees. Currently used as a rental, would make a great investment property or a very economical home to live in.

ⓘ 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: $373 · $31/mo
• Projected year-2 tax: $637 · $53/mo
• Expected delta: +$263/yr (+$22/mo · 70.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $8,848
• − Mortgage interest: −$5,574
• − Property taxes: −$373
• − Insurance: −$498
• − Repairs & maintenance: −$708
• − Management: −$708
• − Depreciation: −$2,895
• Taxable loss: −$1,906
• Est. tax savings @ 24.0%: +$457
• After-tax cash flow: $315/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: Harrison School District
• NCES district ID: 0507380
• Math proficiency: 53% ▼ -9.00%
• Reading proficiency: 54% ▼ -6.00%
• Median HH income: $37,726
• Composite: 44.51/100
• National rank: #2796
• State rank: #11 of 238 in AR

Livability — Harrison

• Score: 70/100
• State rank: #52
• US rank: #7654

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harrison, AR
• Population (ZIP): 30,180

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -1.92%
• Current HPI: 247.043
• 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

+4.7% since first listed

9 events — show timeline

• 2026-04-20 Pending — NWARMLS
• 2026-03-24 Relisted — NWARMLS
• 2026-03-09 Delisted — NWARMLS
• 2026-02-04 Pending — NWARMLS
• 2026-01-14 Listed $99,500 NWARMLS
• 2024-09-04 Sold (Public Records) $170,000 Public Records
• 2024-08-30 Sold (MLS) $85,000 NWARMLS
• 2024-07-23 Delisted — NWARMLS
• 2024-06-19 Listed $95,000 NWARMLS

Property tax history

+1.8%/yr

Latest (2025): $373 · +0.0% YoY. Source: county tax records.