1901 Kris Dr · Ozark, AR 72949

$94,760

4 bd · 1.5 ba · 1,552 sqft · SingleFamily public records · 84 Days on market

Built 1981 9,204 sqft lot $61/sqft · 42% below area Est $162k · 42% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home offers a great value close to schools, shopping and only minutes from downtown. This 4 bed 2 bath 1552 sft home (sft per tax records) features central heating and air, chain link fencing, and a two story concrete floored workshop complete with power. The lot has access from two streets for convienence coming and going and is ready for it's nerw owner. Call for your private showing today! Case Number: 031-584684 “HUD homes are Sold As Is” www. olympusams-at.com www. HudHomeStore. gov

Key facts

• 9,204 sq ft lot
• Built 1981
• Listed 84 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 3.1% in Ozark — 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 60/100 on livability (#258 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools D-, crime F, amenities F.
• Ozark School District (town): math 41% / reading 38% proficiency, ranked #80 of 238 in AR (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 81 active listings in the ZIP; 23 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $655 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Franklin County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $8k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $89,074 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% 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 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. 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?
6. 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.
7. 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.
8. 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: 1.36% ✓
• Cap rate: 11.57%
• Cash-on-cash: 18.86%
• DSCR: 1.84
• GRM: 6.1

CMA / ARV

• ARV (median comp): $162,261
• List price: $94,760
• Delta: -41.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2021 Jeffers Dr	0.21mi	3/2.0 (-1)	1,541 (-1%)	23mo	$171,100	$111	63
1703 Walden Dr	0.49mi	3/2.0 (-1)	1,476 (-5%)	3mo	$210,000	$142	59
1117 18th St	0.08mi	3/1.0 (-1)	1,330 (-14%)	12mo	$52,500	$39	55
310 26th St	0.65mi	3/2.0 (-1)	1,505 (-3%)	8mo	$209,000	$139	50
406 24th St	0.53mi	3/2.0 (-1)	1,652 (+6%)	18mo	$245,000	$148	42
1612 School St	0.70mi	3/1.5 (-1)	1,526 (-2%)	21mo	$104,500	$68	42
413 N 28th St	0.70mi	3/2.0 (-1)	1,496 (-4%)	16mo	$245,000	$164	41
1560 Airport Rd	0.40mi	3/3.0 (-1)	1,680 (+8%)	24mo	$205,000	$122	37
1701 W Gibson St	0.64mi	3/1.0 (-1)	1,705 (+10%)	15mo	$148,000	$87	34
214 N 25th St	0.67mi	3/2.0 (-1)	1,737 (+12%)	22mo	$289,900	$167	24

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: 10.7%
• Equity multiple: 1.42×
• Total profit: $11,195
• Equity at exit: $14,129

10-year hold

• IRR: 19.7%
• Equity multiple: 2.65×
• Total profit: $43,899
• Equity at exit: $8,193

Cash invested: $26,533 (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 72949

• Home prices YoY: -14.4%
• Active inventory: 81
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,289 medium
• Mortgage (P&I): −$497
• Tax from tax record: −$65 /mo · $778/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $417

Break-even live

Break-even rent $761

Max offer price $94,760

Occupancy floor 63%

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: $23,690
• Closing costs: $2,843
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   status $94,760 Pending 84 DOM
2. 2026-06-18
   days on market $94,760 Active 84 DOM
3. 2026-06-17
   days on market $94,760 Active 83 DOM
4. 2026-06-16
   days on market $94,760 Active 82 DOM
5. 2026-06-15
   days on market $94,760 Active 81 DOM
6. 2026-06-14
   days on market $94,760 Active 79 DOM
7. 2026-06-10
   days on market $94,760 Active 76 DOM
8. 2026-06-09
   days on market $94,760 Active 75 DOM
9. 2026-06-08
   days on market $94,760 Active 74 DOM
10. 2026-06-07
    days on market $94,760 Active 73 DOM
11. 2026-06-05
    days on market $94,760 Active 70 DOM
12. 2026-06-03
    days on market $94,760 Active 69 DOM
13. 2026-06-02
    days on market $94,760 Active 68 DOM
14. 2026-06-01
    days on market $94,760 Active 67 DOM
15. 2026-05-31
    days on market $94,760 Active 66 DOM
16. 2026-05-31
    days on market $94,760 Active 65 DOM
17. 2026-05-12
    price $94,760 510-char remark

    Show marketing remark (510 chars)

    This home offers a great value close to schools, shopping and only minutes from downtown. This 4 bed 2 bath 1552 sft home (sft per tax records) features central heating and air, chain link fencing, and a two story concrete floored workshop complete with power. The lot has access from two streets for convienence coming and going and is ready for it's nerw owner. Call for your private showing today! Case Number: 031-584684 “HUD homes are Sold As Is” www. olympusams-at.com www. HudHomeStore. gov

18. 2026-03-26
    listed $103,000 Active 510-char remark

    Show marketing remark (510 chars)

    This home offers a great value close to schools, shopping and only minutes from downtown. This 4 bed 2 bath 1552 sft home (sft per tax records) features central heating and air, chain link fencing, and a two story concrete floored workshop complete with power. The lot has access from two streets for convienence coming and going and is ready for it's nerw owner. Call for your private showing today! Case Number: 031-584684 “HUD homes are Sold As Is” www. olympusams-at.com www. HudHomeStore. gov

19. 2023-08-09
    soldstatus $135,000
20. 2023-08-06
    soldstatus 431-char remark

    Show marketing remark (431 chars)

    Home is located close to Walmart and Arkansas Tech University and minutes from downtown. It features a new roof, new heating and air system. There is a two story workshop with power in back yard on concrete pad. Lot has ingress and egress on two streets. Currently renters living there so 24 hour notice is required for showing. To schedule appointment please call listing agent Ray Lawless @ 479-209-6125 or office @ 479-667-2159.

21. 2023-01-03
    listed $140,000 431-char remark

    Show marketing remark (431 chars)

    Home is located close to Walmart and Arkansas Tech University and minutes from downtown. It features a new roof, new heating and air system. There is a two story workshop with power in back yard on concrete pad. Lot has ingress and egress on two streets. Currently renters living there so 24 hour notice is required for showing. To schedule appointment please call listing agent Ray Lawless @ 479-209-6125 or office @ 479-667-2159.

22. 1999-04-21
    soldstatus $50,000

ⓘ 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: $778 · $65/mo
• Projected year-2 tax: $778 · $65/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 7/10 Severe 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: $15,468
• − Mortgage interest: −$5,308
• − Property taxes: −$778
• − Insurance: −$474
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$2,757
• Taxable income: $3,677
• Est. tax owed @ 24.0%: −$882
• After-tax cash flow: $4,123/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: Ozark School District
• NCES district ID: 0511010
• Math proficiency: 41% ▼ -9.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $33,306
• Composite: 32.5/100
• National rank: #5703
• State rank: #80 of 238 in AR

Livability — Ozark

• Score: 60/100
• State rank: #258
• US rank: #18601

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ozark, AR
• Population (ZIP): 9,474

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 16,946 people
• By 2030: 16,403 · -3.2%
• By 2040: 15,303 · -9.7%
• By 2050: 14,243 · -16.0%
• By 2075: 12,136 · -28.4%
• By 2100: 10,443 · -38.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 11% Hispanic / Latino 3%
• Common ancestry: Lithuanian 1% Serbian 1% Portuguese 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+62.4) · D 17.7% · R 80.1% · Other 2.2%
• 2008→2024 swing: -23.1pp toward R · 2008: -39.3pp · 2024: -62.4pp
• All cycles: 2024: R+62.4 2020: R+61.4 2016: R+54.6 2012: R+44.4 2008: R+39.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.41%
• Current HPI: 180.3194
• 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

+89.5% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $94,760 NWARMLS
• 2026-03-26 Listed $103,000 NWARMLS
• 2023-08-09 Sold (Public Records) $135,000 Public Records
• 2023-08-06 Sold (MLS) — CARMLS
• 2023-01-03 Listed $140,000 CARMLS
• 1999-04-21 Sold (Public Records) $50,000 Public Records

Property tax history

+10.4%/yr

Latest (2025): $778 · +180.0% YoY. Source: county tax records.