6194 Cane Creek Rd · Star City, AR 71667

$98,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 71 Days on market

Built 1986 1.95 ac lot

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Why this score? — see what drove the C- 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 +17.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Discover the perfect lake escape with unbeatable views of Cane Creek Lake—right from your own 32' x 8' screened-in porch. Imagine ending every day with a front-row seat to stunning sunsets. This is the kind of place people dream about, and it can be yours. Whether you’re looking for an affordable full-time home or a weekend getaway, this property checks all the boxes. It sits just half a mile from the Cane Creek State Park entrance, giving you quick access to the boat dock, kayak rentals, fishing bait, and endless outdoor fun. Inside, the home offers 2 bedrooms, 1.5 baths, and an open kitchen, dining, and living area that’s perfect for hosting. The massive 12-foot dining table with 12 ladder-back chairs stays with the home—ideal for holidays, gatherings, or big family meals. A spacious laundry room adds even more convenience. Major updates were completed in 2020, including a new roof, plumbing, flooring, hot water heater, field lines, and fresh paint inside and out. You’ll also enjoy a newer kitchen stove, a 2016 AC unit, backup propane heat with tank, and even a storm cellar for peace of mind. All of this sits on approx. 2 acres along a paved road—plenty of space and privacy.

Key facts

• Screened in porch
• Newer kitchen stove
• Major updates

Tags

• SCREENED IN PORCH
• MASSIVE DINING TABLE
• SPACIOUS LAUNDRY ROOM
• MAJOR UPDATES
• NEW ROOF
• NEWER KITCHEN STOVE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $79 ($953/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $84k (14.2% below list).
• Recommended offer: $84k (14.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#131 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Star City School District (rural): math 22% / reading 22% proficiency, ranked #206 of 238 in AR (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 29 active listings in the ZIP; 4 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($678 loan paydown + $10k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $98k implies a 180% gain — meaningful room to come down on a strong offer.

Recommended offer $84,048 (14.2% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 14% 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. 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: 0.86% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.47%
• DSCR: 1.15
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 26.8%
• Equity multiple: 3.13×
• Total profit: $58,390
• Equity at exit: $88,286

10-year hold

• IRR: 23.4%
• Equity multiple: 7.12×
• Total profit: $167,880
• Equity at exit: $190,392

Cash invested: $27,440 (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 71667

• Home prices YoY: 7.7%
• Active inventory: 29
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $840 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$30 /mo · $357/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $79

Break-even live

Break-even rent $740

Max offer price $98,000

Occupancy floor 86%

Sensitivity live

Price	-10% $135	-5% $107	+0% $79	+5% $52	+10% $24
Rent	-10% $13	-5% $46	+0% $79	+5% $113	+10% $146
Rate	-1.0pp $129	-0.5pp $104	base $79	+0.5pp $54	+1.0pp $28

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-17
   status $98,000 Under Contract 71 DOM
2. 2026-06-17
   days on market $98,000 Take Backups 71 DOM
3. 2026-06-16
   days on market $98,000 Take Backups 70 DOM
4. 2026-06-15
   days on market $98,000 Take Backups 69 DOM
5. 2026-06-14
   days on market $98,000 Take Backups 67 DOM
6. 2026-06-12
   days on market $98,000 Take Backups 66 DOM
7. 2026-06-09
   days on market $98,000 Take Backups 63 DOM
8. 2026-06-08
   days on market $98,000 Take Backups 62 DOM
9. 2026-06-07
   days on market $98,000 Take Backups 61 DOM
10. 2026-06-05
    days on market $98,000 Take Backups 58 DOM
11. 2026-06-03
    days on market $98,000 Take Backups 57 DOM
12. 2026-06-02
    days on market $98,000 Take Backups 56 DOM
13. 2026-06-01
    days on market $98,000 Take Backups 55 DOM
14. 2026-05-31
    days on market $98,000 Take Backups 54 DOM
15. 2026-05-30
    days on market $98,000 Take Backups 53 DOM
16. 2026-05-07
    price $98,000 1231-char remark

    Show marketing remark (1231 chars)

    Discover the perfect lake escape with unbeatable views of Cane Creek Lake—right from your own 32' x 8' screened-in porch. Imagine ending every day with a front-row seat to stunning sunsets. This is the kind of place people dream about, and it can be yours. Whether you’re looking for an affordable full-time home or a weekend getaway, this property checks all the boxes. It sits just half a mile from the Cane Creek State Park entrance, giving you quick access to the boat dock, kayak rentals, fishing bait, and endless outdoor fun. Inside, the home offers 2 bedrooms, 1.5 baths, and an open kitchen, dining, and living area that’s perfect for hosting. The massive 12-foot dining table with 12 ladder-back chairs stays with the home—ideal for holidays, gatherings, or big family meals. A spacious laundry room adds even more convenience. Major updates were completed in 2020, including a new roof, plumbing, flooring, hot water heater, field lines, and fresh paint inside and out. You’ll also enjoy a newer kitchen stove, a 2016 AC unit, backup propane heat with tank, and even a storm cellar for peace of mind. All of this sits on approx. 2 acres along a paved road—plenty of space and privacy.

17. 2026-04-07
    listed $113,000 New Listing 1231-char remark

    Show marketing remark (1231 chars)

    Discover the perfect lake escape with unbeatable views of Cane Creek Lake—right from your own 32' x 8' screened-in porch. Imagine ending every day with a front-row seat to stunning sunsets. This is the kind of place people dream about, and it can be yours. Whether you’re looking for an affordable full-time home or a weekend getaway, this property checks all the boxes. It sits just half a mile from the Cane Creek State Park entrance, giving you quick access to the boat dock, kayak rentals, fishing bait, and endless outdoor fun. Inside, the home offers 2 bedrooms, 1.5 baths, and an open kitchen, dining, and living area that’s perfect for hosting. The massive 12-foot dining table with 12 ladder-back chairs stays with the home—ideal for holidays, gatherings, or big family meals. A spacious laundry room adds even more convenience. Major updates were completed in 2020, including a new roof, plumbing, flooring, hot water heater, field lines, and fresh paint inside and out. You’ll also enjoy a newer kitchen stove, a 2016 AC unit, backup propane heat with tank, and even a storm cellar for peace of mind. All of this sits on approx. 2 acres along a paved road—plenty of space and privacy.

18. 1999-11-10
    soldstatus $35,000
19. 1998-05-15
    soldstatus $33,000
20. 1997-06-30
    soldstatus $40,000
21. 1984-09-20
    soldstatus $5,000

ⓘ 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: $357 · $30/mo
• Projected year-2 tax: $627 · $52/mo
• Expected delta: +$270/yr (+$22/mo · 75.6%)

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

Taxation est. · year 1

• Rental income: $10,086
• − Mortgage interest: −$5,490
• − Property taxes: −$357
• − Insurance: −$490
• − Repairs & maintenance: −$807
• − Management: −$807
• − Depreciation: −$2,851
• Taxable loss: −$716
• Est. tax savings @ 24.0%: +$172
• After-tax cash flow: $1,125/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: Star City School District
• NCES district ID: 0500028
• Math proficiency: 22% ▼ -8.00%
• Reading proficiency: 22% ▼ -8.00%
• Median HH income: $36,400
• Composite: 18.28/100
• National rank: #8957
• State rank: #206 of 238 in AR

Livability — Star City

• Score: 66/100
• State rank: #131
• US rank: #12052

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 6,927
• Population (ZIP): 6,927

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 13,516 people
• By 2030: 13,354 · -1.2%
• By 2040: 13,200 · -2.3%
• By 2050: 13,170 · -2.6%
• By 2075: 12,581 · -6.9%
• By 2100: 10,008 · -26.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 10% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Serbian 1% Scottish 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+50.1) · D 24.1% · R 74.2% · Other 1.7%
• 2008→2024 swing: -31.9pp toward R · 2008: -18.2pp · 2024: -50.1pp
• All cycles: 2024: R+50.1 2020: R+43.8 2016: R+31.5 2012: R+20.8 2008: R+18.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.46%
• Current HPI: 161.0228
• 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

+1860.0% since first listed

6 events — show timeline

• 2026-05-07 Price Changed $98,000 CARMLS
• 2026-04-07 Listed $113,000 CARMLS
• 1999-11-10 Sold (Public Records) $35,000 Public Records
• 1998-05-15 Sold (Public Records) $33,000 Public Records
• 1997-06-30 Sold (Public Records) $40,000 Public Records
• 1984-09-20 Sold (Public Records) $5,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $357 · +10.0% YoY. Source: county tax records.