3076 Highway 26 · Antoine, AR 71940

$115,000

3 bd · 2.0 ba · 1,290 sqft · SingleFamily public records · 93 Days on market

Built 2003 1.00 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 +20.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Appreciation +5.0/10.0
• 1% rule +4.6/10.0
• Schools +3.1/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This cozy home on 1 acre has recent updates with a spacious kitchen. Roof 2023, HVAC 2023, Water heater 2024, Septic 2024. Measuring encouraged.

Key facts

• Water heater 2024
• Roof 2023
• Recent updates

Tags

• SPACIOUS KITCHEN
• RECENT UPDATES
• 1 ACRE
• ROOF 2023
• HVAC 2023
• WATER HEATER 2024

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/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 $111k (3.7% below list).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 51/100 on livability (#476 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety D+, schools F, crime F.
• South Pike County School District (rural): math 35% / reading 40% proficiency, ranked #99 of 238 in AR (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($795 loan paydown + $3k appreciation (3.0% local appreciation)).
• Pike County population projected at -26% 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 $32k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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: 0.96% ✗
• Cap rate: 7.86%
• Cash-on-cash: 5.60%
• DSCR: 1.25
• GRM: 8.7

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: 12.7%
• Equity multiple: 1.73×
• Total profit: $23,401
• Equity at exit: $51,709

10-year hold

• IRR: 14.7%
• Equity multiple: 3.17×
• Total profit: $69,868
• Equity at exit: $79,690

Cash invested: $32,200 (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 71940

• Active inventory: 4
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,107 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$73 /mo · $881/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $150

Break-even live

Break-even rent $917

Max offer price $115,000

Occupancy floor 81%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $115,000 Active 93 DOM
2. 2026-06-18
   days on market $115,000 Active 92 DOM
3. 2026-06-17
   days on market $115,000 Active 91 DOM
4. 2026-06-17
   remarks 147-char remark
5. 2026-06-16
   days on market $115,000 Active 90 DOM
6. 2026-06-15
   days on market $115,000 Active 89 DOM
7. 2026-06-14
   days on market $115,000 Active 87 DOM
8. 2026-06-12
   days on market $115,000 Active 86 DOM
9. 2026-06-09
   days on market $115,000 Active 83 DOM
10. 2026-06-08
    days on market $115,000 Active 82 DOM
11. 2026-06-07
    days on market $115,000 Active 81 DOM
12. 2026-06-07
    days on market $115,000 Active 80 DOM
13. 2026-06-04
    days on market $115,000 Active 77 DOM
14. 2026-06-02
    days on market $115,000 Active 76 DOM
15. 2026-06-01
    days on market $115,000 Active 75 DOM
16. 2026-05-31
    days on market $115,000 Active 74 DOM
17. 2026-05-31
    days on market $115,000 Active 73 DOM
18. 2026-05-15
    price $115,000 145-char remark

    Show marketing remark (145 chars)

    This cozy home on 1 acre has recent updates with a spacious kitchen. Roof 2023, HVAC 2023, Water heater 2024, Septic 2024. Measuring encouraged.

19. 2026-04-18
    price $130,000 145-char remark

    Show marketing remark (145 chars)

    This cozy home on 1 acre has recent updates with a spacious kitchen. Roof 2023, HVAC 2023, Water heater 2024, Septic 2024. Measuring encouraged.

20. 2026-03-17
    listed $135,000 New Listing 145-char remark

    Show marketing remark (145 chars)

    This cozy home on 1 acre has recent updates with a spacious kitchen. Roof 2023, HVAC 2023, Water heater 2024, Septic 2024. Measuring encouraged.

21. 2024-02-08
    status Under Contract 127-char remark

    Show marketing remark (127 chars)

    Recently updated 3 bed 2 bath home in Delight. Updates include new roof, HVAC, kitchen counter tops, paint, flooring, and more!

22. 2024-02-06
    soldstatus $90,000 Sold 127-char remark

    Show marketing remark (127 chars)

    Recently updated 3 bed 2 bath home in Delight. Updates include new roof, HVAC, kitchen counter tops, paint, flooring, and more!

23. 2023-12-29
    historical Take Backups 127-char remark

    Show marketing remark (127 chars)

    Recently updated 3 bed 2 bath home in Delight. Updates include new roof, HVAC, kitchen counter tops, paint, flooring, and more!

24. 2023-11-01
    price $109,000 127-char remark

    Show marketing remark (127 chars)

    Recently updated 3 bed 2 bath home in Delight. Updates include new roof, HVAC, kitchen counter tops, paint, flooring, and more!

25. 2023-10-28
    price $119,000 127-char remark

    Show marketing remark (127 chars)

    Recently updated 3 bed 2 bath home in Delight. Updates include new roof, HVAC, kitchen counter tops, paint, flooring, and more!

26. 2023-10-15
    price $119,900 127-char remark

    Show marketing remark (127 chars)

    Recently updated 3 bed 2 bath home in Delight. Updates include new roof, HVAC, kitchen counter tops, paint, flooring, and more!

27. 2023-09-09
    listed $129,900 New Listing 127-char remark

    Show marketing remark (127 chars)

    Recently updated 3 bed 2 bath home in Delight. Updates include new roof, HVAC, kitchen counter tops, paint, flooring, and more!

28. 2023-01-17
    soldstatus $19,000
29. 2021-09-29
    listed $19,000

ⓘ 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: $881 · $73/mo
• Projected year-2 tax: $881 · $73/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 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $13,287
• − Mortgage interest: −$6,442
• − Property taxes: −$881
• − Insurance: −$575
• − Repairs & maintenance: −$1,063
• − Management: −$1,063
• − Depreciation: −$3,345
• Taxable loss: −$82
• Est. tax savings @ 24.0%: +$20
• After-tax cash flow: $1,824/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: South Pike County School District
• NCES district ID: 0510320
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 40% ▼ -7.00%
• Median HH income: $37,455
• Composite: 31.2/100
• National rank: #6040
• State rank: #99 of 238 in AR

Livability — Antoine

• Score: 51/100
• State rank: #476
• US rank: #25394

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,219

Population outlook (Pike County) Hauer SSP2

• Today (2025): 10,158 people
• By 2030: 9,681 · -4.7%
• By 2040: 8,640 · -14.9%
• By 2050: 7,500 · -26.2%
• By 2075: 4,897 · -51.8%
• By 2100: 2,911 · -71.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 11% Black 5%
• Common ancestry: Serbian 5% Slovak 3% Italian 2%

Political lean MEDSL · Pike

• 2024 margin: Solid R (+73.1) · D 12.8% · R 86.0% · Other 1.2%
• 2008→2024 swing: -31.8pp toward R · 2008: -41.3pp · 2024: -73.1pp
• All cycles: 2024: R+73.1 2020: R+67.7 2016: R+62.3 2012: R+52.7 2008: R+41.3

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

+505.3% since first listed

12 events — show timeline

• 2026-05-15 Price Changed $115,000 CARMLS
• 2026-04-18 Price Changed $130,000 CARMLS
• 2026-03-17 Listed $135,000 CARMLS
• 2024-02-08 Pending — CARMLS
• 2024-02-06 Sold (MLS) $90,000 CARMLS
• 2023-12-29 Contingent — CARMLS
• 2023-11-01 Price Changed $109,000 CARMLS
• 2023-10-28 Price Changed $119,000 CARMLS
• 2023-10-15 Price Changed $119,900 CARMLS
• 2023-09-09 Listed $129,900 CARMLS
• 2023-01-17 Sold (MLS) $19,000 CARMLS
• 2021-09-29 Listed $19,000 CARMLS

Property tax history

+12.0%/yr

Latest (2025): $881 · +7.7% YoY. Source: county tax records.