1103 Wilson Ave · Harrison, AR 72601

$145,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 43 Days on market

Built 1975 0.51 ac lot $139/sqft · 18% above area Est $180k · 20% under

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +5.9/30.0
• Schools +4.5/10.0
• Appreciation +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.2/10.0
• DSCR +0.2/10.0

Listing remarks

Welcome to this charming 3-bedroom, 1-bathroom home perfectly situated on a spacious 0.51-acre lot in the heart of Harrison. Boasting approximately 1,520 sq. ft. of living space, this residence features beautiful hardwood flooring and a functional layout. The kitchen comes equipped with a dishwasher, range, and refrigerator, while the central cooling and electric heating ensure year-round comfort. Looking for extra storage or a workshop? You’ll appreciate the detached garage and convenient carport. Outside, the large level lot provides plenty of room for gardening, play, or future expansion. Located just steps from Forest Heights Elementary, this property combines a peaceful neighborh

Key facts

• Hardwood flooring
• Spacious lot
• Large level lot

Tags

• SPACIOUS LOT
• HARDWOOD FLOORING
• DETACHED GARAGE
• CONVENIENT CARPORT
• LARGE LEVEL LOT
• PEACEFUL NEIGHBORHOOD

Property features AI

Finance

• HOA & community: HOA/association fees billed monthly

Exterior

• Parking: Detached garage; 2 covered parking spaces
• Security: Fire alarm; Smoke detectors
• Utilities: Public water; Sewer available
• Home design: 2-story; Entry level: multiple levels; Metal roof; Wood siding
• Construction: Block foundation; Crawlspace foundation; Built 25+ years ago
• Exterior features: Porch; Gravel driveway; Outbuilding; Partial fencing; Cleared lot; Not in a subdivision; Public road frontage

Interior

• Kitchen: Convection oven
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Pantry; Window treatments; Blinds
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-285 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $95k (34.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $75k (48.3% below list).
• Recommended offer: $75k (48.3% below list) — sets the bar for 1% rule.
• Cap rate 3.9% vs local median 3.0% in Harrison — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#52 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Harrison School District (town): math 53% / reading 54% proficiency, ranked #11 of 238 in AR (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 443 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 92 units permitted in Boone County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Boone County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $145k implies a 190% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $75,000 (48.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 48% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.52% ✗
• Cap rate: 3.93%
• Cash-on-cash: -8.44%
• DSCR: 0.62
• GRM: 16.1

CMA / ARV

• ARV (median comp): $180,319
• List price: $145,000
• Delta: -19.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
713 Sunset Ln	0.20mi	3/1.0	1,036 (-0%)	2mo	$172,000	$166	88
1003 Berry St	0.11mi	2/1.0 (-1)	1,080 (+4%)	0mo	$162,500	$150	83
616 Beverly Dr	0.28mi	3/1.5	1,064 (+2%)	13mo	$120,000	$113	71
717 W Newman	0.31mi	3/1.5	1,120 (+8%)	8mo	$140,000	$125	64
420 Clifford	0.52mi	2/1.0 (-1)	987 (-5%)	1mo	$40,700	$41	61
712 Sunset Ln	0.20mi	2/1.0 (-1)	924 (-11%)	7mo	$137,000	$148	61
705 Beverly Dr	0.23mi	3/1.5	1,136 (+9%)	14mo	$155,000	$136	60
613 Beverly Dr	0.30mi	3/1.0	1,128 (+8%)	15mo	$135,000	$120	60
520 S Maple St	0.49mi	2/2.5 (-1)	1,088 (+5%)	12mo	$165,000	$152	48
416 W South Ave	0.64mi	2/1.0 (-1)	1,143 (+10%)	1mo	$75,000	$66	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -22.6%
• Equity multiple: 0.14×
• Total profit: $-35,097
• Equity at exit: $28,685

10-year hold

• IRR: -16.7%
• Equity multiple: -0.19×
• Total profit: $-48,284
• Equity at exit: $25,015

Cash invested: $40,600 (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 72601

• Home prices YoY: -0.8%
• Active inventory: 443
• Price-to-rent: 16.1×

Monthly cashflow live

• Estimated rent: $750 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$57 /mo · $685/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$158
• Net cashflow: $-285

Break-even live

Break-even rent $1,111

Max offer price $94,585

Occupancy floor —

Sensitivity live

Price	-10% $-203	-5% $-244	+0% $-285	+5% $-326	+10% $-367
Rent	-10% $-345	-5% $-315	+0% $-285	+5% $-256	+10% $-226
Rate	-1.0pp $-212	-0.5pp $-249	base $-285	+0.5pp $-323	+1.0pp $-361

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 N Cherry St Unit A Harrison, AR	2.0	1.0	1000	$750	$0.75	45d	1	1.43mi

Listing history 19 events

1. 2026-06-21
   days on market $145,000 Active 43 DOM
2. 2026-06-18
   days on market $145,000 Active 40 DOM
3. 2026-06-17
   days on market $145,000 Active 39 DOM
4. 2026-06-16
   days on market $145,000 Active 38 DOM
5. 2026-06-15
   days on market $145,000 Active 37 DOM
6. 2026-06-14
   days on market $145,000 Active 35 DOM
7. 2026-06-13
   price $145,000 Active 34 DOM
8. 2026-06-12
   days on market $159,900 Active 34 DOM
9. 2026-06-09
   days on market $159,900 Active 31 DOM
10. 2026-06-08
    days on market $159,900 Active 30 DOM
11. 2026-06-07
    days on market $159,900 Active 29 DOM
12. 2026-06-07
    days on market $159,900 Active 28 DOM
13. 2026-06-04
    days on market $159,900 Active 25 DOM
14. 2026-06-02
    days on market $159,900 Active 24 DOM
15. 2026-06-01
    days on market $159,900 Active 23 DOM
16. 2026-05-31
    days on market $159,900 Active 22 DOM
17. 2026-05-31
    days on market $159,900 Active 21 DOM
18. 2026-05-09
    listed $159,900 Active 845-char remark
19. 2005-05-06
    soldstatus $50,000

ⓘ 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: $685 · $57/mo
• Projected year-2 tax: $928 · $77/mo
• Expected delta: +$243/yr (+$20/mo · 35.5%)

ⓘ 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 5/10 Major 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $9,000
• − Mortgage interest: −$8,122
• − Property taxes: −$685
• − Insurance: −$725
• − Repairs & maintenance: −$720
• − Management: −$720
• − Depreciation: −$4,218
• Taxable loss: −$6,190
• Est. tax savings @ 24.0%: +$1,486
• After-tax cash flow: $-1,939/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: Harrison School District
• NCES district ID: 0507380
• Math proficiency: 53% ▼ -9.00%
• Reading proficiency: 54% ▼ -6.00%
• Median HH income: $37,726
• Composite: 44.51/100
• National rank: #2796
• State rank: #11 of 238 in AR

Livability — Harrison

• Score: 70/100
• State rank: #52
• US rank: #7654

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harrison, AR
• Population (ZIP): 30,180

Population outlook (Boone County) Hauer SSP2

• Today (2025): 37,238 people
• By 2030: 36,808 · -1.2%
• By 2040: 35,597 · -4.4%
• By 2050: 34,197 · -8.2%
• By 2075: 30,503 · -18.1%
• By 2100: 25,797 · -30.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Boone

• 2024 margin: Solid R (+65.0) · D 16.7% · R 81.6% · Other 1.7%
• 2008→2024 swing: -25.3pp toward R · 2008: -39.7pp · 2024: -65.0pp
• All cycles: 2024: R+65.0 2020: R+61.9 2016: R+58.5 2012: R+48.0 2008: R+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.92%
• Current HPI: 247.043
• 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

+190.0% since first listed

3 events — show timeline

• 2026-06-12 Price Changed $145,000 NWARMLS
• 2026-05-09 Listed $159,900 NWARMLS
• 2005-05-06 Sold (Public Records) $50,000 Public Records

Property tax history

+10.2%/yr

Latest (2025): $685 · +0.0% YoY. Source: county tax records.