20417 Hwy 263 · Fox, AR 72051

$54,900

2 bd · 1.0 ba · 972 sqft · SingleFamily public records · 255 Days on market

1.20 ac lot

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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
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great investment, fixer upper hwy frontage would make great rental

Key facts

• 1.2 acre lot
• 3 parking spots
• Listed 254 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($863 rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Mountain View School District (rural): math 34% / reading 41% proficiency, ranked #107 of 238 in AR (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 11 active listings in the ZIP; 2 units permitted in Stone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($380 loan paydown + $2k appreciation (3.0% local appreciation)).
• Stone County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 255 days — a 12% lower offer ($48k) 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.

Recommended offer $48,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 255 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. 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.
5. 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.
6. 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: 1.57% ✓
• Cap rate: 13.84%
• Cash-on-cash: 26.96%
• DSCR: 2.20
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 32.9%
• Equity multiple: 2.86×
• Total profit: $28,592
• Equity at exit: $24,685

10-year hold

• IRR: 33.2%
• Equity multiple: 5.62×
• Total profit: $70,954
• Equity at exit: $38,043

Cash invested: $15,372 (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 72051

• Active inventory: 11
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $863 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$25 /mo · $305/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $345

Break-even live

Break-even rent $426

Max offer price $54,900

Occupancy floor 55%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $54,900 Active 255 DOM
2. 2026-06-18
   days on market $54,900 Active 254 DOM
3. 2026-06-17
   days on market $54,900 Active 253 DOM
4. 2026-06-16
   days on market $54,900 Active 252 DOM
5. 2026-06-15
   days on market $54,900 Active 251 DOM
6. 2026-06-14
   days on market $54,900 Active 249 DOM
7. 2026-06-12
   days on market $54,900 Active 248 DOM
8. 2026-06-09
   days on market $54,900 Active 245 DOM
9. 2026-06-08
   days on market $54,900 Active 244 DOM
10. 2026-06-07
    days on market $54,900 Active 243 DOM
11. 2026-06-07
    days on market $54,900 Active 242 DOM
12. 2026-06-02
    days on market $54,900 Active 238 DOM
13. 2026-06-01
    days on market $54,900 Active 237 DOM
14. 2026-05-31
    days on market $54,900 Active 236 DOM
15. 2026-05-30
    days on market $54,900 Active 235 DOM
16. 2026-01-15
    status Back on Market 66-char remark

    Show marketing remark (66 chars)

    Great investment, fixer upper hwy frontage would make great rental

17. 2025-12-15
    historical Take Backups 66-char remark

    Show marketing remark (66 chars)

    Great investment, fixer upper hwy frontage would make great rental

18. 2025-10-16
    status Back on Market 66-char remark

    Show marketing remark (66 chars)

    Great investment, fixer upper hwy frontage would make great rental

19. 2025-10-13
    historical Take Backups 66-char remark

    Show marketing remark (66 chars)

    Great investment, fixer upper hwy frontage would make great rental

20. 2025-10-07
    listed $54,900 New Listing 66-char remark

    Show marketing remark (66 chars)

    Great investment, fixer upper hwy frontage would make great rental

ⓘ 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: $305 · $25/mo
• Projected year-2 tax: $351 · $29/mo
• Expected delta: +$46/yr (+$4/mo · 15.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 4 d/yr ≥104°F today · 10 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,352
• − Mortgage interest: −$3,075
• − Property taxes: −$305
• − Insurance: −$274
• − Repairs & maintenance: −$828
• − Management: −$828
• − Depreciation: −$1,597
• Taxable income: $3,444
• Est. tax owed @ 24.0%: −$826
• After-tax cash flow: $3,317/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: Mountain View School District
• NCES district ID: 0510200
• Math proficiency: 34% ▼ -20.00%
• Reading proficiency: 41% ▼ -13.00%
• Median HH income: $31,281
• Composite: 30.61/100
• National rank: #6192
• State rank: #107 of 238 in AR

Livability — Fox

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

Census & demographics

• City population: 604
• Population (ZIP): 604

Population outlook (Stone County) Hauer SSP2

• Today (2025): 12,440 people
• By 2030: 12,372 · -0.5%
• By 2040: 12,081 · -2.9%
• By 2050: 11,628 · -6.5%
• By 2075: 10,863 · -12.7%
• By 2100: 9,420 · -24.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 13%
• Common ancestry: Italian 11% Iranian 4% Romanian 1%

Political lean MEDSL · Stone

• 2024 margin: Solid R (+61.7) · D 18.1% · R 79.7% · Other 2.2%
• 2008→2024 swing: -25.3pp toward R · 2008: -36.4pp · 2024: -61.7pp
• All cycles: 2024: R+61.7 2020: R+57.9 2016: R+52.3 2012: R+45.2 2008: R+36.4

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

5 events — show timeline

• 2026-01-15 Relisted — CARMLS
• 2025-12-15 Contingent — CARMLS
• 2025-10-16 Relisted — CARMLS
• 2025-10-13 Contingent — CARMLS
• 2025-10-07 Listed $54,900 CARMLS

Property tax history

-6.6%/yr

Latest (2025): $305 · +0.0% YoY. Source: county tax records.