161 Hughes Rd · Lamar, AR 72846

$36,000

4 bd · 2.0 ba · 1,628 sqft · SingleFamily public records · 11 Days on market

Built 1978 0.83 ac lot ↓ 30% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming updated home on the edge of Lamar features 4brs & a 30x20 shop (adjoining 30x15 slab). Nice flat lot w/ garden spot and many outdoor spaces including a full length front covered porch, deck, & patio. New flooring & paint as well as updated baths and kitchen provide a move-in-ready space. Tankless HHH (2018, and new HVAC (2018) & metal roof add to the value. Schedule to see this beautiful property today!!!

Key facts

• Generous lot
• Large workshop
• Outdoor improvements

Tags

• LARGE WORKSHOP
• GENEROUS LOT
• OUTDOOR IMPROVEMENTS
• POTENTIAL FOR EXPANSION

Property features AI

Finance

• Other: Lot size approximately 0.83 acres
• Financial info: Financial details not provided
• HOA & community: HOA fee listed as monthly

Exterior

• Parking: Attached carport; 2 covered parking spaces; Has carport
• Security: No specific security features listed
• Utilities: Electricity available; Public water; Septic available (septic tank)
• Home design: Single-story; Metal roof; Brick, frame, and wood siding construction; Foundation: crawlspace and slab; Lot located in a subdivision; Paved public road frontage
• Construction: Built with brick, frame, and wood siding; Metal roof
• Exterior features: Gravel driveway; Covered patio/porch; Deck; Outbuilding

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedroom information not provided
• Flooring: Carpet; Laminate; Simulated wood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: No additional interior features listed
• Laundry & utility: Laundry/utility details not provided

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $36k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $36k).

Location & tenants

• Location reads 71/100 on livability (#47 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, employment D, amenities F.
• Lamar School District (rural): math 32% / reading 30% proficiency, ranked #152 of 238 in AR (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 36 active listings in the ZIP; 12 units permitted in Johnson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($249 loan paydown + $2k appreciation (6.2% local appreciation)).
• Johnson County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.
• Climate carrying-cost: moderate 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 $36,000

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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: 2.86% ✓
• Cap rate: 23.06%
• Cash-on-cash: 59.89%
• DSCR: 3.66
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $211,640
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 N Cumberland St	0.52mi	3/2.0 (-1)	1,620 (-0%)	11mo	$135,000	$83	61
150 Ash St	0.47mi	3/2.5 (-1)	1,714 (+5%)	23mo	$184,900	$108	43
141 Meadow Ln	0.73mi	3/2.0 (-1)	1,780 (+9%)	10mo	$239,000	$134	37
152 Cedarwood Dr	0.75mi	3/2.0 (-1)	1,388 (-15%)	9mo	$180,000	$130	28

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

Projected returns pro-forma

6.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 68.2%
• Equity multiple: 5.27×
• Total profit: $43,032
• Equity at exit: $23,208

10-year hold

• IRR: 65.0%
• Equity multiple: 11.06×
• Total profit: $101,455
• Equity at exit: $42,593

Cash invested: $10,080 (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 72846

• Home prices YoY: 3.3%
• Active inventory: 36
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,028 medium
• Mortgage (P&I): −$189
• Tax from tax record: −$105 /mo · $1,264/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $503

Break-even live

Break-even rent $391

Max offer price $36,000

Occupancy floor 46%

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: $9,000
• Closing costs: $1,080
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-19
   days on market $36,000 Active 11 DOM
2. 2026-06-18
   days on market $36,000 Active 10 DOM
3. 2026-06-17
   days on market $36,000 Active 9 DOM
4. 2026-06-16
   days on market $36,000 Active 8 DOM
5. 2026-06-15
   days on market $36,000 Active 7 DOM
6. 2026-06-14
   days on market $36,000 Active 5 DOM
7. 2026-06-12
   days on market $36,000 Active 4 DOM
8. 2026-06-09
   remarks 539-char remark
9. 2026-06-09
   listed $36,000 Active 1 DOM

ⓘ 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: $1,264 · $105/mo
• Projected year-2 tax: $1,264 · $105/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $12,337
• − Mortgage interest: −$2,017
• − Property taxes: −$1,264
• − Insurance: −$180
• − Repairs & maintenance: −$987
• − Management: −$987
• − Depreciation: −$1,047
• Taxable income: $5,856
• Est. tax owed @ 24.0%: −$1,405
• After-tax cash flow: $4,632/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: Lamar School District
• NCES district ID: 0508700
• Math proficiency: 32% ▼ -18.00%
• Reading proficiency: 30% ▼ -9.00%
• Median HH income: $34,106
• Composite: 25.53/100
• National rank: #7432
• State rank: #152 of 238 in AR

Livability — Lamar

• Score: 71/100
• State rank: #47
• US rank: #7257

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lamar, AR
• Population (ZIP): 3,874

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 27,452 people
• By 2030: 28,003 · +2.0%
• By 2040: 28,960 · +5.5%
• By 2050: 29,627 · +7.9%
• By 2075: 31,000 · +12.9%
• By 2100: 31,173 · +13.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 9% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 4% Iranian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+51.4) · D 23.3% · R 74.7% · Other 2.0%
• 2008→2024 swing: -28.4pp toward R · 2008: -23.1pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+49.0 2016: R+40.6 2012: R+28.0 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.25%
• Current HPI: 193.3176
• 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

-29.8% since first listed

15 events — show timeline

• 2026-06-08 Listed $36,000 NWARMLS
• 2026-01-27 Price Changed $59,000 NWARMLS
• 2025-11-14 Price Changed $69,000 NWARMLS
• 2025-10-13 Price Changed $70,000 NWARMLS
• 2025-09-12 Price Changed $72,000 NWARMLS
• 2025-06-12 Price Changed $76,000 NWARMLS
• 2025-04-01 Price Changed $80,000 NWARMLS
• 2020-10-09 Sold (Public Records) $126,000 Public Records
• 2020-10-09 Sold (MLS) $126,000 NWARMLS
• 2020-07-28 Listed $119,900 NWARMLS
• 2014-06-13 Sold (Public Records) $42,000 Public Records
• 2008-12-12 Sold (Public Records) $92,000 Public Records
• 2007-07-18 Sold (Public Records) $80,000 Public Records
• 2006-03-23 Sold (Public Records) $22,606 Public Records
• 2003-03-03 Sold (Public Records) $51,295 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,264 · +39.8% YoY. Source: county tax records.