7510 Highway 35 · Rison, AR 71665

$126,800

4 bd · 2.0 ba · 1,880 sqft · SingleFamily public records · 206 Days on market

Built 2002 2.00 ac lot $67/sqft · 29% below area Est $179k · 29% under

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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 +19.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.0/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* Agent remarks * Enjoy peaceful country living in this spacious 4-bedroom, 3-bath home situated on 2 beautiful acres on the outskirts of Rison! This property offers plenty of room both inside and out, featuring a functional floor plan with generous living spaces. The outdoor space provides endless possibilities for gardening, entertaining, or simply relaxing in the quiet Arkansas countryside. With its blend of comfort and privacy, this property is the perfect place to call home

Key facts

• Privacy
• Beautiful acres
• Outdoor space

Tags

• BEAUTIFUL ACRES
• GENEROUS LIVING SPACES
• OUTDOOR SPACE
• PRIVACY
• DETACHED

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $127k.

Deal economics

• At list price, monthly cash flow is $148 ($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 $127k (0.2% below list).
• Recommended offer: $112k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#110 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools D+, amenities F, commute F.
• Cleveland County School District (rural): math 40% / reading 36% proficiency, ranked #95 of 238 in AR (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 33 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $877 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Cleveland County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 206 days — a 12% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago; this cycle's ask has dropped $108k (46%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; 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 $111,584 (12.0% below list)

Questions for the listing agent

1. It's been on market 206 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. 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. 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.
6. 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.
7. 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: 1.00% ✗
• Cap rate: 7.69%
• Cash-on-cash: 5.00%
• DSCR: 1.22
• GRM: 8.3

CMA / ARV

• ARV (median comp): $179,161
• List price: $126,800
• Delta: -29.23%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7540 S Highway 35	0.06mi	3/2.0 (-1)	1,690 (-10%)	13mo	$206,500	$122	65

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: -8.5%
• Equity multiple: 0.69×
• Total profit: $-11,126
• Equity at exit: $18,906

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $2,454
• Equity at exit: $10,963

Cash invested: $35,504 (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 71665

• Home prices YoY: -28.3%
• Active inventory: 33
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,266 medium
• Mortgage (P&I): −$665
• Tax from tax record: −$134 /mo · $1,609/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $148

Break-even live

Break-even rent $1,078

Max offer price $126,800

Occupancy floor 83%

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: $31,700
• Closing costs: $3,804
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-19
   days on market $126,800 Active 206 DOM
2. 2026-06-18
   days on market $126,800 Active 205 DOM
3. 2026-06-17
   days on market $126,800 Active 204 DOM
4. 2026-06-16
   days on market $126,800 Active 203 DOM
5. 2026-06-15
   days on market $126,800 Active 202 DOM
6. 2026-06-14
   days on market $126,800 Active 200 DOM
7. 2026-06-12
   days on market $126,800 Active 199 DOM
8. 2026-06-09
   days on market $126,800 Active 196 DOM
9. 2026-06-08
   days on market $126,800 Active 195 DOM
10. 2026-06-07
    days on market $126,800 Active 194 DOM
11. 2026-06-05
    statusdays on market $126,800 Active 191 DOM
12. 2026-06-03
    days on market $126,800 Price Change 190 DOM
13. 2026-06-02
    days on market $126,800 Price Change 189 DOM
14. 2026-06-01
    days on market $126,800 Price Change 188 DOM
15. 2026-05-31
    days on market $126,800 Price Change 187 DOM
16. 2026-05-30
    days on market $126,800 Price Change 186 DOM
17. 2026-05-03
    price $151,500 484-char remark

    Show marketing remark (484 chars)

    * Agent remarks * Enjoy peaceful country living in this spacious 4-bedroom, 3-bath home situated on 2 beautiful acres on the outskirts of Rison! This property offers plenty of room both inside and out, featuring a functional floor plan with generous living spaces. The outdoor space provides endless possibilities for gardening, entertaining, or simply relaxing in the quiet Arkansas countryside. With its blend of comfort and privacy, this property is the perfect place to call home

18. 2026-04-23
    status Back on Market 484-char remark

    Show marketing remark (484 chars)

    * Agent remarks * Enjoy peaceful country living in this spacious 4-bedroom, 3-bath home situated on 2 beautiful acres on the outskirts of Rison! This property offers plenty of room both inside and out, featuring a functional floor plan with generous living spaces. The outdoor space provides endless possibilities for gardening, entertaining, or simply relaxing in the quiet Arkansas countryside. With its blend of comfort and privacy, this property is the perfect place to call home

19. 2026-04-18
    status Pending (FC, SS, REO) 484-char remark

    Show marketing remark (484 chars)

    * Agent remarks * Enjoy peaceful country living in this spacious 4-bedroom, 3-bath home situated on 2 beautiful acres on the outskirts of Rison! This property offers plenty of room both inside and out, featuring a functional floor plan with generous living spaces. The outdoor space provides endless possibilities for gardening, entertaining, or simply relaxing in the quiet Arkansas countryside. With its blend of comfort and privacy, this property is the perfect place to call home

20. 2026-03-31
    price $164,900 484-char remark

    Show marketing remark (484 chars)

    * Agent remarks * Enjoy peaceful country living in this spacious 4-bedroom, 3-bath home situated on 2 beautiful acres on the outskirts of Rison! This property offers plenty of room both inside and out, featuring a functional floor plan with generous living spaces. The outdoor space provides endless possibilities for gardening, entertaining, or simply relaxing in the quiet Arkansas countryside. With its blend of comfort and privacy, this property is the perfect place to call home

21. 2026-03-28
    price $172,500 484-char remark

    Show marketing remark (484 chars)

    * Agent remarks * Enjoy peaceful country living in this spacious 4-bedroom, 3-bath home situated on 2 beautiful acres on the outskirts of Rison! This property offers plenty of room both inside and out, featuring a functional floor plan with generous living spaces. The outdoor space provides endless possibilities for gardening, entertaining, or simply relaxing in the quiet Arkansas countryside. With its blend of comfort and privacy, this property is the perfect place to call home

22. 2026-03-26
    status Active 484-char remark

    Show marketing remark (484 chars)

    * Agent remarks * Enjoy peaceful country living in this spacious 4-bedroom, 3-bath home situated on 2 beautiful acres on the outskirts of Rison! This property offers plenty of room both inside and out, featuring a functional floor plan with generous living spaces. The outdoor space provides endless possibilities for gardening, entertaining, or simply relaxing in the quiet Arkansas countryside. With its blend of comfort and privacy, this property is the perfect place to call home

23. 2026-03-12
    status Pending (FC, SS, REO) 484-char remark

    Show marketing remark (484 chars)

    * Agent remarks * Enjoy peaceful country living in this spacious 4-bedroom, 3-bath home situated on 2 beautiful acres on the outskirts of Rison! This property offers plenty of room both inside and out, featuring a functional floor plan with generous living spaces. The outdoor space provides endless possibilities for gardening, entertaining, or simply relaxing in the quiet Arkansas countryside. With its blend of comfort and privacy, this property is the perfect place to call home

24. 2026-02-22
    price $184,500 484-char remark

    Show marketing remark (484 chars)

    * Agent remarks * Enjoy peaceful country living in this spacious 4-bedroom, 3-bath home situated on 2 beautiful acres on the outskirts of Rison! This property offers plenty of room both inside and out, featuring a functional floor plan with generous living spaces. The outdoor space provides endless possibilities for gardening, entertaining, or simply relaxing in the quiet Arkansas countryside. With its blend of comfort and privacy, this property is the perfect place to call home

25. 2026-01-22
    price $199,900 484-char remark

    Show marketing remark (484 chars)

    * Agent remarks * Enjoy peaceful country living in this spacious 4-bedroom, 3-bath home situated on 2 beautiful acres on the outskirts of Rison! This property offers plenty of room both inside and out, featuring a functional floor plan with generous living spaces. The outdoor space provides endless possibilities for gardening, entertaining, or simply relaxing in the quiet Arkansas countryside. With its blend of comfort and privacy, this property is the perfect place to call home

26. 2026-01-10
    price $209,900 484-char remark

    Show marketing remark (484 chars)

    * Agent remarks * Enjoy peaceful country living in this spacious 4-bedroom, 3-bath home situated on 2 beautiful acres on the outskirts of Rison! This property offers plenty of room both inside and out, featuring a functional floor plan with generous living spaces. The outdoor space provides endless possibilities for gardening, entertaining, or simply relaxing in the quiet Arkansas countryside. With its blend of comfort and privacy, this property is the perfect place to call home

27. 2025-12-10
    price $225,000 484-char remark

    Show marketing remark (484 chars)

    * Agent remarks * Enjoy peaceful country living in this spacious 4-bedroom, 3-bath home situated on 2 beautiful acres on the outskirts of Rison! This property offers plenty of room both inside and out, featuring a functional floor plan with generous living spaces. The outdoor space provides endless possibilities for gardening, entertaining, or simply relaxing in the quiet Arkansas countryside. With its blend of comfort and privacy, this property is the perfect place to call home

28. 2025-11-06
    listed $234,900 New Listing 484-char remark

    Show marketing remark (484 chars)

    * Agent remarks * Enjoy peaceful country living in this spacious 4-bedroom, 3-bath home situated on 2 beautiful acres on the outskirts of Rison! This property offers plenty of room both inside and out, featuring a functional floor plan with generous living spaces. The outdoor space provides endless possibilities for gardening, entertaining, or simply relaxing in the quiet Arkansas countryside. With its blend of comfort and privacy, this property is the perfect place to call home

29. 2023-06-12
    soldstatus $220,000
30. 2018-06-06
    soldstatus $147,500 Sold 475-char remark

    Show marketing remark (475 chars)

    Great Country living in Cleveland County, about 7 1/2 miles south of the school in Rison. This home is immaculate!!! 4 bedrooms and 3 baths. Large master suite with a great bathroom with a large shower!! Great paint colors, new flooring, ch/a unit installed 2016, extra insulation added in attic. Wood stove. Stainless steel appliances. Privacy fenced backyard, patio with fire pit. All electric with low electric bills. Taxes are after HC. Call today for a personal tour!!

31. 2018-06-06
    soldstatus $148,000

    Show marketing remark (475 chars)

    Great Country living in Cleveland County, about 7 1/2 miles south of the school in Rison. This home is immaculate!!! 4 bedrooms and 3 baths. Large master suite with a great bathroom with a large shower!! Great paint colors, new flooring, ch/a unit installed 2016, extra insulation added in attic. Wood stove. Stainless steel appliances. Privacy fenced backyard, patio with fire pit. All electric with low electric bills. Taxes are after HC. Call today for a personal tour!!

32. 2018-04-17
    status Under Contract 475-char remark

    Show marketing remark (475 chars)

    Great Country living in Cleveland County, about 7 1/2 miles south of the school in Rison. This home is immaculate!!! 4 bedrooms and 3 baths. Large master suite with a great bathroom with a large shower!! Great paint colors, new flooring, ch/a unit installed 2016, extra insulation added in attic. Wood stove. Stainless steel appliances. Privacy fenced backyard, patio with fire pit. All electric with low electric bills. Taxes are after HC. Call today for a personal tour!!

33. 2018-03-27
    price $152,500 475-char remark

    Show marketing remark (475 chars)

    Great Country living in Cleveland County, about 7 1/2 miles south of the school in Rison. This home is immaculate!!! 4 bedrooms and 3 baths. Large master suite with a great bathroom with a large shower!! Great paint colors, new flooring, ch/a unit installed 2016, extra insulation added in attic. Wood stove. Stainless steel appliances. Privacy fenced backyard, patio with fire pit. All electric with low electric bills. Taxes are after HC. Call today for a personal tour!!

34. 2018-03-12
    listed $157,900 New Listing 475-char remark

    Show marketing remark (475 chars)

    Great Country living in Cleveland County, about 7 1/2 miles south of the school in Rison. This home is immaculate!!! 4 bedrooms and 3 baths. Large master suite with a great bathroom with a large shower!! Great paint colors, new flooring, ch/a unit installed 2016, extra insulation added in attic. Wood stove. Stainless steel appliances. Privacy fenced backyard, patio with fire pit. All electric with low electric bills. Taxes are after HC. Call today for a personal tour!!

35. 2013-01-04
    soldstatus $85,000
36. 2012-12-10
    soldstatus $85,000
37. 2012-09-29
    historical
38. 2012-09-04
    listed $89,500

ⓘ 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: $1,609 · $134/mo
• Projected year-2 tax: $1,609 · $134/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 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $15,186
• − Mortgage interest: −$7,103
• − Property taxes: −$1,609
• − Insurance: −$634
• − Repairs & maintenance: −$1,215
• − Management: −$1,215
• − Depreciation: −$3,689
• Taxable loss: −$279
• Est. tax savings @ 24.0%: +$67
• After-tax cash flow: $1,841/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: Cleveland County School District
• NCES district ID: 0500067
• Math proficiency: 40% ▼ -8.00%
• Reading proficiency: 36% ▼ -8.00%
• Median HH income: $37,028
• Composite: 31.62/100
• National rank: #5939
• State rank: #95 of 238 in AR

Livability — Rison

• Score: 67/100
• State rank: #110
• US rank: #11095

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,889

Population outlook (Cleveland County) Hauer SSP2

• Today (2025): 7,657 people
• By 2030: 7,246 · -5.4%
• By 2040: 6,391 · -16.5%
• By 2050: 5,612 · -26.7%
• By 2075: 4,230 · -44.8%
• By 2100: 3,389 · -55.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 9% Two or more races 4%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Cleveland

• 2024 margin: Solid R (+67.6) · D 15.5% · R 83.1% · Other 1.4%
• 2008→2024 swing: -23.6pp toward R · 2008: -43.9pp · 2024: -67.6pp
• All cycles: 2024: R+67.6 2020: R+61.6 2016: R+52.6 2012: R+45.0 2008: R+43.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.03%
• Current HPI: 124.3335
• 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

+69.3% since first listed

22 events — show timeline

• 2026-05-03 Price Changed $151,500 CARMLS
• 2026-04-23 Relisted — CARMLS
• 2026-04-18 Pending — CARMLS
• 2026-03-31 Price Changed $164,900 CARMLS
• 2026-03-28 Price Changed $172,500 CARMLS
• 2026-03-26 Relisted — CARMLS
• 2026-03-12 Pending — CARMLS
• 2026-02-22 Price Changed $184,500 CARMLS
• 2026-01-22 Price Changed $199,900 CARMLS
• 2026-01-10 Price Changed $209,900 CARMLS
• 2025-12-10 Price Changed $225,000 CARMLS
• 2025-11-06 Listed $234,900 CARMLS
• 2023-06-12 Sold (Public Records) $220,000 Public Records
• 2018-06-06 Sold (Public Records) $148,000 Public Records
• 2018-06-06 Sold (MLS) $147,500 CARMLS
• 2018-04-17 Pending — CARMLS
• 2018-03-27 Price Changed $152,500 CARMLS
• 2018-03-12 Listed $157,900 CARMLS
• 2013-01-04 Sold (Public Records) $85,000 Public Records
• 2012-12-10 Sold (MLS) $85,000 CARMLS
• 2012-09-29 Listing Removed — CARMLS
• 2012-09-04 Listed $89,500 CARMLS

Property tax history

+9.6%/yr

Latest (2025): $1,609 · +10.3% YoY. Source: county tax records.