785 Almond Rd · Jerusalem, AR 72080

$179,000

3 bd · 2.0 ba · 964 sqft · SingleFamily public records · 259 Days on market

Built 2020 10 ac lot $186/sqft · 7% above area Est $318k · 44% under

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Why this score? — see what drove the D- 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
• Appreciation +5.0/10.0
• Cash flow +4.2/30.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.3/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Great project home on 10 acres with several out buildings. This home is ready for the new owners to complete a previous family's remodel dream. The home has just about everything needed to finish the home; including rough cut lumber, roof & siding tin, wood working tools, and much more! Quite and peaceful mountain setting.

Key facts

• Mountain setting
• 10 acres
• Out buildings

Tags

• 10 ACRES
• OUT BUILDINGS
• MOUNTAIN SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $-488 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $108k (39.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (47.0% below list).
• Recommended offer: $95k (47.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Clinton School District (rural): math 46% / reading 45% proficiency, ranked #41 of 238 in AR (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Cowsert Elementary School (math 57% / reading 40%, grade D, #109 of 454 statewide, top 25%, 613 students, 100% FRL); Clinton Jr High School (math 43% / reading 45%, grade D, #65 of 201 statewide, top 34%, 309 students, 100% FRL); Clinton High School (math 34% / reading 50%, grade F, #38 of 292 statewide, top 14%, 416 students, 100% FRL) — zoned schools average 100% FRL vs 68% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 7 active listings in the ZIP; 16 units permitted in Van Buren County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Van Buren County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 259 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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.
• Current owner paid $14k; list at $179k implies a 1179% gain — meaningful room to come down on a strong offer.

Recommended offer $94,855 (47.0% 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 259 days. Have you received any prior offers? Is the seller open to a 47% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.53% ✗
• Cap rate: 3.02%
• Cash-on-cash: -11.68%
• DSCR: 0.48
• GRM: 15.7

CMA / ARV

• ARV (median comp): $317,819
• List price: $179,000
• Delta: -43.68%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.3%
• Equity multiple: 0.81×
• Total profit: $-9,483
• Equity at exit: $80,486

10-year hold

• IRR: 1.3%
• Equity multiple: 1.20×
• Total profit: $9,820
• Equity at exit: $124,039

Cash invested: $50,120 (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 72080

• Active inventory: 7
• Price-to-rent: 15.7×

Monthly cashflow live

• Estimated rent: $949 medium
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $-488

Break-even live

Break-even rent $1,566

Max offer price $108,433

Occupancy floor —

Sensitivity live

Price	-10% $-364	-5% $-426	+0% $-488	+5% $-550	+10% $-611
Rent	-10% $-563	-5% $-525	+0% $-488	+5% $-450	+10% $-413
Rate	-1.0pp $-398	-0.5pp $-442	base $-488	+0.5pp $-534	+1.0pp $-581

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $179,000 Active 259 DOM
2. 2026-06-19
   days on market $179,000 Active 257 DOM
3. 2026-06-18
   days on market $179,000 Active 256 DOM
4. 2026-06-17
   days on market $179,000 Active 255 DOM
5. 2026-06-16
   days on market $179,000 Active 254 DOM
6. 2026-06-15
   days on market $179,000 Active 253 DOM
7. 2026-06-14
   days on market $179,000 Active 251 DOM
8. 2026-06-12
   days on market $179,000 Active 250 DOM
9. 2026-06-09
   days on market $179,000 Active 247 DOM
10. 2026-06-08
    days on market $179,000 Active 246 DOM
11. 2026-06-07
    days on market $179,000 Active 245 DOM
12. 2026-06-07
    days on market $179,000 Active 244 DOM
13. 2026-06-04
    days on market $179,000 Active 241 DOM
14. 2026-06-02
    days on market $179,000 Active 240 DOM
15. 2026-06-01
    days on market $179,000 Active 239 DOM
16. 2026-05-31
    days on market $179,000 Active 238 DOM
17. 2026-05-31
    days on market $179,000 Active 237 DOM
18. 2026-01-02
    status Back on Market 330-char remark

    Show marketing remark (330 chars)

    Great project home on 10 acres with several out buildings. This home is ready for the new owners to complete a previous family's remodel dream. The home has just about everything needed to finish the home; including rough cut lumber, roof & siding tin, wood working tools, and much more! Quite and peaceful mountain setting.

19. 2026-01-01
    historical 330-char remark

    Show marketing remark (330 chars)

    Great project home on 10 acres with several out buildings. This home is ready for the new owners to complete a previous family's remodel dream. The home has just about everything needed to finish the home; including rough cut lumber, roof & siding tin, wood working tools, and much more! Quite and peaceful mountain setting.

20. 2025-10-03
    listed $179,000 New Listing 330-char remark

    Show marketing remark (330 chars)

    Great project home on 10 acres with several out buildings. This home is ready for the new owners to complete a previous family's remodel dream. The home has just about everything needed to finish the home; including rough cut lumber, roof & siding tin, wood working tools, and much more! Quite and peaceful mountain setting.

21. 2017-04-13
    soldstatus $14,000 Sold 360-char remark

    Show marketing remark (360 chars)

    Nice 10 acres with uninhabitable dwelling located thereon. Electricity available. Great hunting. This acreage will make an excellent home site or camping site. Seasonal branches. Trails on property. Well on property. Condition unknown. At one time the people that lived on the property had big garden spot. Near Gulf Mountain Wildlife Area and National Forest.

22. 2017-03-02
    status Under Contract 360-char remark

    Show marketing remark (360 chars)

    Nice 10 acres with uninhabitable dwelling located thereon. Electricity available. Great hunting. This acreage will make an excellent home site or camping site. Seasonal branches. Trails on property. Well on property. Condition unknown. At one time the people that lived on the property had big garden spot. Near Gulf Mountain Wildlife Area and National Forest.

23. 2017-02-21
    status Back on Market 360-char remark

    Show marketing remark (360 chars)

    Nice 10 acres with uninhabitable dwelling located thereon. Electricity available. Great hunting. This acreage will make an excellent home site or camping site. Seasonal branches. Trails on property. Well on property. Condition unknown. At one time the people that lived on the property had big garden spot. Near Gulf Mountain Wildlife Area and National Forest.

24. 2017-01-28
    status Under Contract 360-char remark

    Show marketing remark (360 chars)

    Nice 10 acres with uninhabitable dwelling located thereon. Electricity available. Great hunting. This acreage will make an excellent home site or camping site. Seasonal branches. Trails on property. Well on property. Condition unknown. At one time the people that lived on the property had big garden spot. Near Gulf Mountain Wildlife Area and National Forest.

25. 2017-01-24
    listed $15,000 New Listing 360-char remark

    Show marketing remark (360 chars)

    Nice 10 acres with uninhabitable dwelling located thereon. Electricity available. Great hunting. This acreage will make an excellent home site or camping site. Seasonal branches. Trails on property. Well on property. Condition unknown. At one time the people that lived on the property had big garden spot. Near Gulf Mountain Wildlife Area and National Forest.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 17 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: $11,383
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$911
• − Management: −$911
• − Depreciation: −$5,207
• Taxable loss: −$9,253
• Est. tax savings @ 24.0%: +$2,221
• After-tax cash flow: $-3,631/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: Clinton School District
• NCES district ID: 0504410
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 45% ▼ -12.00%
• Median HH income: $32,018
• Composite: 37.34/100
• National rank: #4438
• State rank: #41 of 238 in AR

Livability — Jerusalem

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 516

Population outlook (Van Buren County) Hauer SSP2

• Today (2025): 15,459 people
• By 2030: 14,645 · -5.3%
• By 2040: 12,918 · -16.4%
• By 2050: 11,263 · -27.1%
• By 2075: 7,870 · -49.1%
• By 2100: 4,918 · -68.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Slovak 8% Italian 6% Serbian 6%

Political lean MEDSL · Van Buren

• 2024 margin: Solid R (+60.2) · D 18.9% · R 79.0% · Other 2.1%
• 2008→2024 swing: -28.5pp toward R · 2008: -31.7pp · 2024: -60.2pp
• All cycles: 2024: R+60.2 2020: R+56.9 2016: R+53.9 2012: R+39.5 2008: R+31.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+1093.3% since first listed

8 events — show timeline

• 2026-01-02 Relisted — CARMLS
• 2026-01-01 Listing Removed — CARMLS
• 2025-10-03 Listed $179,000 CARMLS
• 2017-04-13 Sold (MLS) $14,000 CARMLS
• 2017-03-02 Pending — CARMLS
• 2017-02-21 Relisted — CARMLS
• 2017-01-28 Pending — CARMLS
• 2017-01-24 Listed $15,000 CARMLS

Property tax history

-6.7%/yr

Latest (2025): $83 · -70.4% YoY. Source: county tax records.