1795 Highway 149 · Marked Tree, AR 72386

$140,000

3 bd · 2.0 ba · 1,728 sqft · SingleFamily public records · 221 Days on market

Built 1973 1.02 ac lot $81/sqft · 18% below area Est $171k · 18% 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 +17.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• Appreciation +5.0/10.0
• 1% rule +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

This charming 3-bedroom, 2-bath home sits on a beautiful one-acre lot just outside of Marked Tree, offering the perfect blend of comfort and country living. The long private driveway welcomes you home to a peaceful setting surrounded by mature shade trees. Inside, you'll find a bright, inviting layout filled with natural light throughout. The spacious yard offers plenty of room for a garden, play area, or outdoor entertaining. This home truly combines comfort, charm, and country serenity all in one!

Key facts

• Spacious yard
• One acre lot
• Private driveway

Tags

• ONE ACRE LOT
• PRIVATE DRIVEWAY
• MATURE SHADE TREES
• SPACIOUS YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/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 $123k (12.4% below list).
• Recommended offer: $123k (12.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#243 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A, housing B+; Watch: schools D-, amenities F, commute F.
• Marked Tree School District (rural): math 33% / reading 28% proficiency, ranked #155 of 238 in AR (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 5 active listings in the ZIP; 67 units permitted in Poinsett County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($968 loan paydown + $4k appreciation (3.0% local appreciation)).
• Poinsett County population projected at -13% 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 $39k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 221 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $140k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,643 (12.4% below list)

Questions for the listing agent

1. It's been on market 221 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 1973 — 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: 0.88% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.27%
• DSCR: 1.15
• GRM: 9.5

CMA / ARV

• ARV (median comp): $170,630
• List price: $140,000
• Delta: -17.95%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 10.5%
• Equity multiple: 1.60×
• Total profit: $23,617
• Equity at exit: $62,950

10-year hold

• IRR: 12.8%
• Equity multiple: 2.90×
• Total profit: $74,505
• Equity at exit: $97,014

Cash invested: $39,200 (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 72386

• Active inventory: 5
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,226 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$70 /mo · $836/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $107

Break-even live

Break-even rent $1,091

Max offer price $140,000

Occupancy floor 86%

Sensitivity live

Price	-10% $186	-5% $146	+0% $107	+5% $67	+10% $27
Rent	-10% $10	-5% $58	+0% $107	+5% $155	+10% $204
Rate	-1.0pp $177	-0.5pp $142	base $107	+0.5pp $70	+1.0pp $34

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $140,000 Active 221 DOM
2. 2026-06-18
   days on market $140,000 Active 220 DOM
3. 2026-06-17
   days on market $140,000 Active 219 DOM
4. 2026-06-16
   days on market $140,000 Active 218 DOM
5. 2026-06-15
   days on market $140,000 Active 217 DOM
6. 2026-06-14
   days on market $140,000 Active 215 DOM
7. 2026-06-12
   days on market $140,000 Active 214 DOM
8. 2026-06-09
   days on market $140,000 Active 211 DOM
9. 2026-06-08
   days on market $140,000 Active 210 DOM
10. 2026-06-07
    days on market $140,000 Active 209 DOM
11. 2026-06-07
    days on market $140,000 Active 208 DOM
12. 2026-06-04
    days on market $140,000 Active 205 DOM
13. 2026-06-02
    days on market $140,000 Active 204 DOM
14. 2026-06-01
    days on market $140,000 Active 203 DOM
15. 2026-05-31
    days on market $140,000 Active 202 DOM
16. 2026-05-31
    days on market $140,000 Active 201 DOM
17. 2026-05-19
    price $140,000 504-char remark

    Show marketing remark (504 chars)

    This charming 3-bedroom, 2-bath home sits on a beautiful one-acre lot just outside of Marked Tree, offering the perfect blend of comfort and country living. The long private driveway welcomes you home to a peaceful setting surrounded by mature shade trees. Inside, you'll find a bright, inviting layout filled with natural light throughout. The spacious yard offers plenty of room for a garden, play area, or outdoor entertaining. This home truly combines comfort, charm, and country serenity all in one!

18. 2026-05-02
    price $152,000 504-char remark

    Show marketing remark (504 chars)

    This charming 3-bedroom, 2-bath home sits on a beautiful one-acre lot just outside of Marked Tree, offering the perfect blend of comfort and country living. The long private driveway welcomes you home to a peaceful setting surrounded by mature shade trees. Inside, you'll find a bright, inviting layout filled with natural light throughout. The spacious yard offers plenty of room for a garden, play area, or outdoor entertaining. This home truly combines comfort, charm, and country serenity all in one!

19. 2026-04-03
    price $157,000 504-char remark

    Show marketing remark (504 chars)

    This charming 3-bedroom, 2-bath home sits on a beautiful one-acre lot just outside of Marked Tree, offering the perfect blend of comfort and country living. The long private driveway welcomes you home to a peaceful setting surrounded by mature shade trees. Inside, you'll find a bright, inviting layout filled with natural light throughout. The spacious yard offers plenty of room for a garden, play area, or outdoor entertaining. This home truly combines comfort, charm, and country serenity all in one!

20. 2025-11-08
    listed $165,000 Active 504-char remark

    Show marketing remark (504 chars)

    This charming 3-bedroom, 2-bath home sits on a beautiful one-acre lot just outside of Marked Tree, offering the perfect blend of comfort and country living. The long private driveway welcomes you home to a peaceful setting surrounded by mature shade trees. Inside, you'll find a bright, inviting layout filled with natural light throughout. The spacious yard offers plenty of room for a garden, play area, or outdoor entertaining. This home truly combines comfort, charm, and country serenity all in one!

21. 2023-07-26
    soldstatus $70,000

ⓘ 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: $836 · $70/mo
• Projected year-2 tax: $896 · $75/mo
• Expected delta: +$60/yr (+$5/mo · 7.2%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $14,717
• − Mortgage interest: −$7,842
• − Property taxes: −$836
• − Insurance: −$700
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$4,073
• Taxable loss: −$1,088
• Est. tax savings @ 24.0%: +$261
• After-tax cash flow: $1,542/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: Marked Tree School District
• NCES district ID: 0509420
• Math proficiency: 33% ▼ -7.00%
• Reading proficiency: 28% ▼ -6.00%
• Median HH income: $31,151
• Composite: 24.85/100
• National rank: #7588
• State rank: #155 of 238 in AR

Livability — Marked Tree

• Score: 61/100
• State rank: #243
• US rank: #17926

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,385

Population outlook (Poinsett County) Hauer SSP2

• Today (2025): 22,998 people
• By 2030: 22,356 · -2.8%
• By 2040: 21,150 · -8.0%
• By 2050: 20,035 · -12.9%
• By 2075: 17,745 · -22.8%
• By 2100: 15,358 · -33.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Black 4%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Poinsett

• 2024 margin: Solid R (+63.5) · D 17.4% · R 81.0% · Other 1.6%
• 2008→2024 swing: -36.3pp toward R · 2008: -27.2pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+59.8 2016: R+24.1 2012: R+34.2 2008: R+27.2

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

+100.0% since first listed

5 events — show timeline

• 2026-05-19 Price Changed $140,000 NEABOR MLS
• 2026-05-02 Price Changed $152,000 NEABOR MLS
• 2026-04-03 Price Changed $157,000 NEABOR MLS
• 2025-11-08 Listed $165,000 NEABOR MLS
• 2023-07-26 Sold (Public Records) $70,000 Public Records

Property tax history

+23.9%/yr

Latest (2025): $836 · +3.7% YoY. Source: county tax records.