8051 Wofford Rd · Rudy, AR 72952

$1

2 bd · 1.5 ba · 1,620 sqft · SingleFamily public records · 48 Days on market

Built 2000 2.20 ac lot

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +4.0/30.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.3/10.0
• 1% rule +0.2/10.0
• DSCR +0.0/10.0

Listing remarks

This property is being offered at auction, AS-IS. Buyers need to pre-qualify with their bank prior to registering to bid. The structure has a solid foundation but has been un-occupied for some time. The interior was not graded or assessed because of the condition of the contents. Generally, just a lot of clean-up.

Key facts

• 2.2 acre lot
• Built 2000
• Listed 48 days

Property features AI

Finance

• Other: Subdivision: Wofford Estates

Exterior

• Utilities: Electricity available
• Home design: Single-family residence; One-story house
• Construction: Vinyl siding; Slab foundation
• Exterior features: Wooded, level, and secluded lot; Gravel road frontage on a county road; Metal roof

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: No laundry facilities specified
• Laundry & utility: None listed

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $203,669 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $-572 ($-7k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).

Location & tenants

• Location reads 60/100 on livability (#274 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B; Watch: employment C-, schools F, amenities F.
• Alma School District (suburban): math 34% / reading 37% proficiency, ranked #111 of 238 in AR (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 19 active listings in the ZIP; 47 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Crawford County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 305503.5% of price.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1

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 48 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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. 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?
7. 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.
8. 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.
9. 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: 2.92%
• Cash-on-cash: -12.05%
• DSCR: 0.46
• GRM: 16.1

CMA / ARV

• ARV (median comp): $203,669
• List price: $1
• Delta: -100.00%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -38.5%
• Equity multiple: -0.22×
• Total profit: $-69,447
• Equity at exit: $30,368

10-year hold

• IRR: -58.3%
• Equity multiple: -0.88×
• Total profit: $-107,357
• Equity at exit: $17,610

Cash invested: $57,027 (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 72952

• Home prices YoY: -2.6%
• Active inventory: 19

Monthly cashflow live

• Estimated rent: $1,057 medium
• Mortgage (P&I): −$1,068
• Tax est. 1.5%: −$255 /mo · $3,055/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $-572

Break-even live

Break-even rent $1,782

Max offer price $120,834

Occupancy floor —

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: $50,917
• Closing costs: $6,110
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-15
   status $1 Pending 48 DOM
2. 2026-06-15
   days on market $1 Active 48 DOM
3. 2026-06-14
   days on market $1 Active 46 DOM
4. 2026-06-13
   days on market $1 Active 45 DOM
5. 2026-06-10
   days on market $1 Active 43 DOM
6. 2026-06-09
   days on market $1 Active 42 DOM
7. 2026-06-08
   days on market $1 Active 41 DOM
8. 2026-06-07
   days on market $1 Active 40 DOM
9. 2026-06-05
   days on market $1 Active 37 DOM
10. 2026-06-02
    days on market $1 Active 35 DOM
11. 2026-06-01
    days on market $1 Active 34 DOM
12. 2026-05-31
    days on market $1 Active 33 DOM
13. 2026-05-30
    days on market $1 Active 32 DOM
14. 2026-04-27
    listed $1 Active 315-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 5 d/yr ≥112°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,684
• − Mortgage interest: −$11,409
• − Property taxes: −$3,055
• − Insurance: −$1,018
• − Repairs & maintenance: −$1,015
• − Management: −$1,015
• − Depreciation: −$5,925
• Taxable loss: −$10,752
• Est. tax savings @ 24.0%: +$2,580
• After-tax cash flow: $-4,289/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: Alma School District
• NCES district ID: 0502250
• Math proficiency: 34% ▼ -17.00%
• Reading proficiency: 37% ▼ -7.00%
• Median HH income: $45,566
• Composite: 30.34/100
• National rank: #6264
• State rank: #111 of 238 in AR

Livability — Rudy

• Score: 60/100
• State rank: #274
• US rank: #19495

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,021

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 62,108 people
• By 2030: 61,519 · -0.9%
• By 2040: 59,735 · -3.8%
• By 2050: 57,521 · -7.4%
• By 2075: 53,143 · -14.4%
• By 2100: 49,596 · -20.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 23%
• Common ancestry: German 5% Italian 3% Slovak 1%
• Foreign-born: 7% · Canada

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+58.2) · D 19.9% · R 78.1% · Other 2.0%
• 2008→2024 swing: -12.1pp toward R · 2008: -46.0pp · 2024: -58.2pp
• All cycles: 2024: R+58.2 2020: R+56.7 2016: R+55.0 2012: R+49.9 2008: R+46.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.30%
• Current HPI: 274.3669
• 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

Property tax history

-3.2%/yr

Latest (2025): $34 · +0.0% YoY. Source: county tax records.