8 Northwood Dr · Highland, AR 72542

$47,000

2 bd · 1.0 ba · 736 sqft · SingleFamily public records · 155 Days on market

7,405 sqft lot $64/sqft · 39% below area Est $77k · 39% under ↓ 29% since listing

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity knocks! 0.21-acre lot with a solid 30x20 masonry shop (600 sq ft) on an elevated slab. Bring your tools and vision—this handyman special could become the perfect workshop, business space, or investment. There is a house across the road that is available with this shop if desired.

Key facts

• Lake mirandy
• Newer windows
• Close to a park

Tags

• 3 YEAR OLD ROOF
• NEWER WINDOWS
• EASY ACCESS TO TOWN AMENITIES
• CLOSE TO A PARK
• LAKE MIRANDY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $47k.

Deal economics

• At list price, monthly cash flow is $733 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $47k).
• Recommended offer: $41k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#169 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools F, amenities F, commute F.
• Highland School District (town): math 43% / reading 39% proficiency, ranked #66 of 238 in AR (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 131 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 $5k of equity ($325 loan paydown + $5k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $21k; list at $47k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $41,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 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: 2.72% ✓
• Cap rate: 25.00%
• Cash-on-cash: 66.83%
• DSCR: 3.97
• GRM: 3.1

CMA / ARV

• ARV (median comp): $76,653
• List price: $47,000
• Delta: -38.68%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Moonbeam Trl	0.72mi	2/1.0	814 (+11%)	12mo	$70,000	$86	38

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 78.2%
• Equity multiple: 6.49×
• Total profit: $72,265
• Equity at exit: $42,341

10-year hold

• IRR: 72.3%
• Equity multiple: 14.38×
• Total profit: $176,084
• Equity at exit: $91,311

Cash invested: $13,160 (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 72542

• Home prices YoY: 26.5%
• Active inventory: 131
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,280 medium
• Mortgage (P&I): −$246
• Tax from tax record: −$12 /mo · $147/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $733

Break-even live

Break-even rent $352

Max offer price $47,000

Occupancy floor 38%

Sensitivity live

Price	-10% $759	-5% $746	+0% $733	+5% $720	+10% $706
Rent	-10% $632	-5% $682	+0% $733	+5% $783	+10% $834
Rate	-1.0pp $757	-0.5pp $745	base $733	+0.5pp $721	+1.0pp $708

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: $11,750
• Closing costs: $1,410
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $47,000 Active 155 DOM
2. 2026-06-18
   days on market $47,000 Active 154 DOM
3. 2026-06-17
   days on market $47,000 Active 153 DOM
4. 2026-06-16
   days on market $47,000 Active 152 DOM
5. 2026-06-15
   days on market $47,000 Active 151 DOM
6. 2026-06-14
   days on market $47,000 Active 149 DOM
7. 2026-06-12
   days on market $47,000 Active 148 DOM
8. 2026-06-09
   days on market $47,000 Active 145 DOM
9. 2026-06-08
   days on market $47,000 Active 144 DOM
10. 2026-06-07
    days on market $47,000 Active 143 DOM
11. 2026-06-04
    days on market $47,000 Active 139 DOM
12. 2026-06-02
    days on market $47,000 Active 138 DOM
13. 2026-06-01
    days on market $47,000 Active 137 DOM
14. 2026-05-31
    days on market $47,000 Active 136 DOM
15. 2026-05-31
    days on market $47,000 Active 135 DOM
16. 2026-04-07
    price $15,000 298-char remark

    Show marketing remark (298 chars)

    Opportunity knocks! 0.21-acre lot with a solid 30x20 masonry shop (600 sq ft) on an elevated slab. Bring your tools and vision—this handyman special could become the perfect workshop, business space, or investment. There is a house across the road that is available with this shop if desired.

17. 2026-01-15
    listed $25,000 New Listing 298-char remark

    Show marketing remark (653 chars)

    Handyman special with strong upside potential! This 2-bedroom, 1-bath slab home includes a bonus room that could serve as an office, third bedroom, or flex space. Major updates already in place with a 3-year-old roof and newer windows, helping reduce upfront capital costs. Convenient Highland location with easy access to town amenities. Perfect for investors or renovators looking to add value through updates and improvements. Sold as-is. Bring your vision and unlock the potential of this affordable investment property. Located close to a park, Lake Mirandy, June Lake. There is a shop across the road that could be purchased along with this house.

18. 2026-01-15
    listed $47,000 New Listing 653-char remark

    Show marketing remark (653 chars)

    Handyman special with strong upside potential! This 2-bedroom, 1-bath slab home includes a bonus room that could serve as an office, third bedroom, or flex space. Major updates already in place with a 3-year-old roof and newer windows, helping reduce upfront capital costs. Convenient Highland location with easy access to town amenities. Perfect for investors or renovators looking to add value through updates and improvements. Sold as-is. Bring your vision and unlock the potential of this affordable investment property. Located close to a park, Lake Mirandy, June Lake. There is a shop across the road that could be purchased along with this house.

19. 2025-12-18
    listed $55,000 New Listing
20. 2007-07-25
    soldstatus $21,000

ⓘ 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: $147 · $12/mo
• Projected year-2 tax: $301 · $25/mo
• Expected delta: +$153/yr (+$13/mo · 104.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $15,360
• − Mortgage interest: −$2,633
• − Property taxes: −$147
• − Insurance: −$235
• − Repairs & maintenance: −$1,229
• − Management: −$1,229
• − Depreciation: −$1,367
• Taxable income: $8,520
• Est. tax owed @ 24.0%: −$2,045
• After-tax cash flow: $6,750/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: Highland School District
• NCES district ID: 0507770
• Math proficiency: 43% ▼ -7.00%
• Reading proficiency: 39% ▼ -9.00%
• Median HH income: $32,066
• Composite: 33.63/100
• National rank: #5400
• State rank: #66 of 238 in AR

Livability — Highland

• Score: 64/100
• State rank: #169
• US rank: #14238

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Highland, AR
• Population (ZIP): 3,829

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 (88%)
• Race & ethnicity: White 88% Two or more races 9% Asian 1%
• Common ancestry: Lithuanian 9% Slovak 3% Italian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Other Indo-European 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: ▲ 40.05%
• Current HPI: 191.38
• 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

-28.6% since first listed

5 events — show timeline

• 2026-04-07 Price Changed $15,000 CARMLS
• 2026-01-15 Listed $47,000 CARMLS
• 2026-01-15 Listed $25,000 CARMLS
• 2025-12-18 Listed $55,000 CARMLS
• 2007-07-25 Sold (Public Records) $21,000 Public Records

Property tax history

-0.4%/yr

Latest (2020): $147 · +8.1% YoY. Source: county tax records.