205 Glenn Oaks Dr · Haskell, AR 72015

$135,000

3 bd · 2.0 ba · 1,088 sqft · SingleFamily public records · 1 Days on market

Built 2008 10,454 sqft lot Est $125k · 8% over ↓ 53% since listing

---

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 +23.7/30.0
• DSCR +7.6/10.0
• 1% rule +5.7/10.0
• ARV discount +3.9/15.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this well maintained family home! Features include updated lighting, painting, flooring, and baths. This home is perfect for the first-time homebuyer, call today to make this your new home!

Key facts

• Owners suite
• Garden
• Solar panels

Tags

• GARDEN
• CHICKEN COOP
• SOLAR PANELS
• PRIVATE FULL BATHROOM
• OWNERS SUITE
• ENERGY EFFICIENT

Property features AI

Finance

• Financial info: Financing available: Cash, FHA, Conventional, VA, Rural Development

Exterior

• Parking: Garage with auto door opener
• Utilities: Public sewer; Public water; Municipal electric service (Entergy); Natural gas; Solar panels; Insulated doors and windows
• Home design: Frame with metal/vinyl siding; Composition roof; Slab foundation
• Construction: Frame construction; Metal/vinyl siding; Composition roof; Slab foundation
• Exterior features: Patio; Wood fence; Paved road access; Level lot; Located in a subdivision; Inside city limits

Interior

• Kitchen: Free-standing stove
• Flooring: Tile; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling (electric); Central gas heat
• Interior features: Smoke detectors; Ceiling fans; Sheetrock walls/ceilings

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Cap rate 8.6% vs local median 3.6% in Haskell — 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 77/100 on livability (#12 in AR, #3,200 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Harmony Grove School District (suburban): math 39% / reading 42% proficiency, ranked #58 of 238 in AR (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Westbrook Elementary School (math 47% / reading 42%, grade F, #143 of 454 statewide, top 36%, 373 students, 40% FRL); Harmony Grove Junior High School (math 30% / reading 39%, grade F, #124 of 201 statewide, top 62%, 303 students, 35% FRL); Harmony Grove High School (math 17% / reading 27%, grade F, #213 of 292 statewide, top 77%, 299 students, 27% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: Rents flat; 203 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 446 units permitted in Saline County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Saline County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 15y 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

• 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 $135,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 1.07% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.18%
• DSCR: 1.36
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $125,120
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1445 Pine Dr	0.17mi	4/2.0 (+1)	1,215 (+12%)	0mo	$157,000	$129	68
119 N Taft St	0.53mi	3/1.5	1,152 (+6%)	10mo	$132,000	$115	55
125 N Roosevelt St	0.74mi	2/2.0 (-1)	1,217 (+12%)	8mo	$130,000	$107	34

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-8,694
• Equity at exit: $20,129

10-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $898
• Equity at exit: $11,672

Cash invested: $37,800 (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 72015

• Home prices YoY: -11.1%
• Rents YoY: 0.7%
• Active inventory: 203
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,441 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$117 /mo · $1,403/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $258

Break-even live

Break-even rent $1,115

Max offer price $135,000

Occupancy floor 77%

Sensitivity live

Price	-10% $334	-5% $296	+0% $258	+5% $219	+10% $181
Rent	-10% $144	-5% $201	+0% $258	+5% $315	+10% $372
Rate	-1.0pp $326	-0.5pp $292	base $258	+0.5pp $223	+1.0pp $187

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1451 Pine Haskell Dr Benton, AR	4.0	2.0	1244	$1,445	$1.16	16d	1	0.16mi

Listing history 2 events

1. 2026-06-13
   remarks 652-char remark
2. 2026-06-13
   listed $135,000 Under Contract 1 DOM

ⓘ 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: $1,403 · $117/mo
• Projected year-2 tax: $1,403 · $117/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,298
• − Mortgage interest: −$7,562
• − Property taxes: −$1,403
• − Insurance: −$675
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − Depreciation: −$3,927
• Taxable income: $963
• Est. tax owed @ 24.0%: −$231
• After-tax cash flow: $2,861/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: Harmony Grove School District
• NCES district ID: 0507320
• Math proficiency: 39% ▼ -10.00%
• Reading proficiency: 42% ▼ -4.00%
• Median HH income: $55,062
• Composite: 35.39/100
• National rank: #4948
• State rank: #58 of 238 in AR

Livability — Haskell

• Score: 77/100
• State rank: #12
• US rank: #3200

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Haskell, AR
• County: Saline County · 77,216 people
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 28,712
• Household income: $66,107
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 439.0

Population outlook (Saline County) Hauer SSP2

• Today (2025): 140,141 people
• By 2030: 151,233 · +7.9%
• By 2040: 173,100 · +23.5%
• By 2050: 194,368 · +38.7%
• By 2075: 245,295 · +75.0%
• By 2100: 279,117 · +99.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 10% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 3% Vietnamese 0%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+40.1) · D 28.8% · R 69.0% · Other 2.2%
• 2008→2024 swing: +0.8pp no change · 2008: -41.0pp · 2024: -40.1pp
• All cycles: 2024: R+40.1 2020: R+41.2 2016: R+43.5 2012: R+42.7 2008: R+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.11%
• Current HPI: 234.4644
• Rent YoY: ▲ 0.73%
• Metro: Little Rock-North Little Rock-Conway, AR
• 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

-52.6% since first listed

20 events — show timeline

• 2026-06-12 Pending — CARMLS
• 2026-06-12 Contingent — CARMLS
• 2026-06-11 Listed $135,000 CARMLS
• 2022-12-05 Sold (Public Records) $125,000 Public Records
• 2022-12-01 Sold (MLS) $125,000 CARMLS
• 2022-11-05 Pending — CARMLS
• 2022-11-01 Listed $125,000 CARMLS
• 2020-03-04 Sold (Public Records) $103,900 Public Records
• 2020-02-27 Sold (MLS) $103,900 CARMLS
• 2020-01-07 Pending — CARMLS
• 2019-12-30 Listed $103,900 CARMLS
• 2014-01-28 Sold (Public Records) $77,000 Public Records
• 2014-01-24 Sold (MLS) $77,000 CARMLS
• 2013-07-28 Listing Removed — CARMLS
• 2013-05-13 Listed $79,000 CARMLS
• 2011-05-27 Sold (MLS) $60,000 CARMLS
• 2011-05-09 Listing Removed — CARMLS
• 2011-04-12 Listed $58,500 CARMLS
• 2011-03-11 Sold (Public Records) $1,102,760 Public Records
• 2005-06-15 Sold (Public Records) $285,000 Public Records

Property tax history

+8.4%/yr

Latest (2025): $1,403 · +0.0% YoY. Source: county tax records.