207 S Hall St St · Donaldson, AR 71941

$52,000

2 bd · 1.5 ba · 1,008 sqft · SingleFamily public records · 237 Days on market

Built 1930 0.26 ac lot $52/sqft · 25% below area Est $69k · 25% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Calling all DIY enthusiasts and savvy investors! We've got a diamond in the rough waiting for your magic touch. This cozy two-bedroom, one-bathroom house is begging for a little TLC and a whole lot of imagination. Picture this: you walk in and see the beginnings of a beautiful renovation. Some materials are already there, just waiting for you to roll up your sleeves and get to work. It's like a half-finished puzzle, and you get to be the one to complete the picture. How's that for a fun project? With 1,008 square feet of potential, this home is your blank canvas. Want to knock down a wall? Go for it! Dreaming of a farmhouse sink? Why not? The possibilities are as endless as your Pinterest boards. One thing you won't have to worry about is the roof. This place is sporting a sturdy metal topper, so you can focus on making the inside as fabulous as you've always dreamed. Located in a quiet neighborhood, this home is just a short drive from Ouachita High School. Perfect for families or investors looking to tap into the rental market. So, whether you're looking for a project to sink your teeth into or a smart investment opportunity, this fixer-upper might just be your ticket!

Key facts

• Quiet neighborhood
• 0.26 acre lot
• Built 1930

Tags

• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $52k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($927 rent vs $52k).
• Recommended offer: $46k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#191 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: employment D+, schools D, amenities F.
• Ouachita School District (rural): math 47% / reading 44% proficiency, ranked #33 of 238 in AR (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP; 4 units permitted in Hot Spring County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($360 loan paydown + $2k appreciation (3.0% local appreciation)).
• Hot Spring County population projected to shrink 3% 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 237 days — a 12% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $45,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 237 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.78% ✓
• Cap rate: 15.66%
• Cash-on-cash: 33.45%
• DSCR: 2.49
• GRM: 4.7

CMA / ARV

• ARV (median comp): $69,402
• List price: $52,000
• Delta: -25.07%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 S Hall St	0.02mi	2/1.0	1,092 (+8%)	6mo	$64,000	$59	78

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: 39.2%
• Equity multiple: 3.21×
• Total profit: $32,108
• Equity at exit: $23,381

10-year hold

• IRR: 39.1%
• Equity multiple: 6.36×
• Total profit: $78,074
• Equity at exit: $36,034

Cash invested: $14,560 (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 71941

• Active inventory: 10
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $927 medium
• Mortgage (P&I): −$273
• Tax from tax record: −$32 /mo · $389/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $406

Break-even live

Break-even rent $414

Max offer price $52,000

Occupancy floor 51%

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: $13,000
• Closing costs: $1,560
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-19
   days on market $52,000 Active 237 DOM
2. 2026-06-18
   days on market $52,000 Active 236 DOM
3. 2026-06-17
   days on market $52,000 Active 235 DOM
4. 2026-06-16
   days on market $52,000 Active 234 DOM
5. 2026-06-15
   days on market $52,000 Active 233 DOM
6. 2026-06-14
   days on market $52,000 Active 231 DOM
7. 2026-06-12
   days on market $52,000 Active 230 DOM
8. 2026-06-09
   days on market $52,000 Active 227 DOM
9. 2026-06-08
   days on market $52,000 Active 226 DOM
10. 2026-06-07
    days on market $52,000 Active 225 DOM
11. 2026-06-05
    days on market $52,000 Active 223 DOM
12. 2026-06-04
    days on market $52,000 Active 221 DOM
13. 2026-06-02
    days on market $52,000 Active 220 DOM
14. 2026-06-01
    days on market $52,000 Active 219 DOM
15. 2026-05-31
    days on market $52,000 Active 218 DOM
16. 2026-05-31
    days on market $52,000 Active 217 DOM
17. 2026-04-02
    status Active 1189-char remark

    Show marketing remark (1189 chars)

    Calling all DIY enthusiasts and savvy investors! We've got a diamond in the rough waiting for your magic touch. This cozy two-bedroom, one-bathroom house is begging for a little TLC and a whole lot of imagination. Picture this: you walk in and see the beginnings of a beautiful renovation. Some materials are already there, just waiting for you to roll up your sleeves and get to work. It's like a half-finished puzzle, and you get to be the one to complete the picture. How's that for a fun project? With 1,008 square feet of potential, this home is your blank canvas. Want to knock down a wall? Go for it! Dreaming of a farmhouse sink? Why not? The possibilities are as endless as your Pinterest boards. One thing you won't have to worry about is the roof. This place is sporting a sturdy metal topper, so you can focus on making the inside as fabulous as you've always dreamed. Located in a quiet neighborhood, this home is just a short drive from Ouachita High School. Perfect for families or investors looking to tap into the rental market. So, whether you're looking for a project to sink your teeth into or a smart investment opportunity, this fixer-upper might just be your ticket!

18. 2026-04-01
    historical 1189-char remark

    Show marketing remark (1189 chars)

    Calling all DIY enthusiasts and savvy investors! We've got a diamond in the rough waiting for your magic touch. This cozy two-bedroom, one-bathroom house is begging for a little TLC and a whole lot of imagination. Picture this: you walk in and see the beginnings of a beautiful renovation. Some materials are already there, just waiting for you to roll up your sleeves and get to work. It's like a half-finished puzzle, and you get to be the one to complete the picture. How's that for a fun project? With 1,008 square feet of potential, this home is your blank canvas. Want to knock down a wall? Go for it! Dreaming of a farmhouse sink? Why not? The possibilities are as endless as your Pinterest boards. One thing you won't have to worry about is the roof. This place is sporting a sturdy metal topper, so you can focus on making the inside as fabulous as you've always dreamed. Located in a quiet neighborhood, this home is just a short drive from Ouachita High School. Perfect for families or investors looking to tap into the rental market. So, whether you're looking for a project to sink your teeth into or a smart investment opportunity, this fixer-upper might just be your ticket!

19. 2025-10-23
    listed $52,000 New Listing 1189-char remark

    Show marketing remark (1189 chars)

    Calling all DIY enthusiasts and savvy investors! We've got a diamond in the rough waiting for your magic touch. This cozy two-bedroom, one-bathroom house is begging for a little TLC and a whole lot of imagination. Picture this: you walk in and see the beginnings of a beautiful renovation. Some materials are already there, just waiting for you to roll up your sleeves and get to work. It's like a half-finished puzzle, and you get to be the one to complete the picture. How's that for a fun project? With 1,008 square feet of potential, this home is your blank canvas. Want to knock down a wall? Go for it! Dreaming of a farmhouse sink? Why not? The possibilities are as endless as your Pinterest boards. One thing you won't have to worry about is the roof. This place is sporting a sturdy metal topper, so you can focus on making the inside as fabulous as you've always dreamed. Located in a quiet neighborhood, this home is just a short drive from Ouachita High School. Perfect for families or investors looking to tap into the rental market. So, whether you're looking for a project to sink your teeth into or a smart investment opportunity, this fixer-upper might just be your ticket!

20. 2025-08-02
    historical
21. 2025-03-03
    status Back on Market
22. 2025-03-03
    status Back on Market
23. 2025-03-02
    historical
24. 2025-03-02
    historical
25. 2024-10-21
    price $52,000
26. 2024-09-01
    listed $55,000 New Listing
27. 2023-12-01
    historical
28. 2023-06-30
    listed $57,900 New Listing
29. 2023-06-09
    historical
30. 2023-02-22
    price $57,000
31. 2023-01-09
    listed $59,900 New Listing
32. 2021-09-08
    soldstatus $50,000
33. 2020-02-11
    soldstatus $6,500

ⓘ 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: $389 · $32/mo
• Projected year-2 tax: $389 · $32/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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $11,129
• − Mortgage interest: −$2,913
• − Property taxes: −$389
• − Insurance: −$260
• − Repairs & maintenance: −$890
• − Management: −$890
• − Depreciation: −$1,513
• Taxable income: $4,274
• Est. tax owed @ 24.0%: −$1,026
• After-tax cash flow: $3,845/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: Ouachita School District
• NCES district ID: 0510980
• Math proficiency: 47% ▼ -6.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $44,889
• Composite: 38.59/100
• National rank: #4163
• State rank: #33 of 238 in AR

Livability — Donaldson

• Score: 63/100
• State rank: #191
• US rank: #15236

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Donaldson, AR
• Population (ZIP): 2,240

Population outlook (Hot Spring County) Hauer SSP2

• Today (2025): 34,464 people
• By 2030: 34,659 · +0.6%
• By 2040: 34,486 · +0.1%
• By 2050: 33,419 · -3.0%
• By 2075: 28,702 · -16.7%
• By 2100: 21,415 · -37.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 0%

Political lean MEDSL · Hot Spring

• 2024 margin: Solid R (+52.2) · D 22.9% · R 75.1% · Other 1.9%
• 2008→2024 swing: -27.7pp toward R · 2008: -24.4pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+48.7 2016: R+42.5 2012: R+29.0 2008: R+24.4

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

+700.0% since first listed

17 events — show timeline

• 2026-04-02 Relisted — CARMLS
• 2026-04-01 Listing Removed — CARMLS
• 2025-10-23 Listed $52,000 CARMLS
• 2025-08-02 Listing Removed — CARMLS
• 2025-03-03 Relisted — CARMLS
• 2025-03-03 Relisted — CARMLS
• 2025-03-02 Listing Removed — CARMLS
• 2025-03-02 Listing Removed — CARMLS
• 2024-10-21 Price Changed $52,000 CARMLS
• 2024-09-01 Listed $55,000 CARMLS
• 2023-12-01 Listing Removed — CARMLS
• 2023-06-30 Listed $57,900 CARMLS
• 2023-06-09 Listing Removed — CARMLS
• 2023-02-22 Price Changed $57,000 CARMLS
• 2023-01-09 Listed $59,900 CARMLS
• 2021-09-08 Sold (Public Records) $50,000 Public Records
• 2020-02-11 Sold (Public Records) $6,500 Public Records

Property tax history

+1.0%/yr

Latest (2025): $389 · +9.6% YoY. Source: county tax records.