2008 Parkway Ct · Horseshoe Bend, AR 72512

$139,900

3 bd · 2.0 ba · 1,175 sqft · SingleFamily · 49 Days on market

Fair condition 0.70 ac lot $119/sqft · 32% above area Est $106k · 32% over

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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).

• Cash flow +18.9/30.0
• DSCR +6.0/10.0
• 1% rule +5.0/10.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away in the peaceful setting of Horseshoe Bend, this charming 3-bedroom, 2-bath home offers comfort, functionality, and just the right amount of space to enjoy the outdoors. Situated on approximately 0.7 acres, the property provides a private feel while still being conveniently located near the Turkey Mountain Golf Course. Inside, you’ll appreciate the easy, convenient layout designed for everyday living. The sunroom is a standout feature perfect for enjoying views of the backyard year-round. Step outside to a fenced backyard, ideal for pets, play, or entertaining. The property also includes a one-car carport and a versatile outbuilding with two separate rooms that are great fo

Key facts

• Private feel
• Sunroom
• Horseshoe bend

Tags

• HORSESHOE BEND
• PRIVATE FEEL
• SUNROOM
• FENCED BACKYARD
• ONE-CAR CARPORT
• VERSATILE OUTBUILDING

Property features AI

Finance

• Financial info: Financing available: FHA, Conventional, Cash, In-house financing

Exterior

• Parking: Detached 1-car carport
• Utilities: Public water; Septic system; Electric service via co-op; Propane/Butane gas
• Home design: Other exterior (see remarks); Approximately 0.7 acres
• Construction: Crawl space foundation; Architectural shingle roof
• Exterior features: Porch; Partially fenced yard; Outside storage area; Located on a paved road; Level, cleared, rural property; Close to a golf course

Interior

• Kitchen: Free-standing stove
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Laminate flooring; Wood-burning fireplace
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 6.2% in Horseshoe Bend — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 64/100 on livability (#183 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment F.
• Salem School District (rural): math 53% / reading 55% proficiency, ranked #10 of 238 in AR (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Salem Elementary School (math 59% / reading 54%, grade C+, #57 of 454 statewide, top 13%, 451 students, 66% FRL); Salem High School (math 48% / reading 55%, grade D+, #13 of 292 statewide, top 4%, 425 students, 56% FRL).
• Market conditions: 441 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Fulton County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Recommended offer $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.00% ✓
• Cap rate: 7.52%
• Cash-on-cash: 4.39%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $105,940
• List price: $139,900
• Delta: 32.06%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2007 Parkway Ct	0.01mi	3/2.0	1,175 (0%)	9mo	$105,000	$89	92

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: -9.4%
• Equity multiple: 0.65×
• Total profit: $-13,529
• Equity at exit: $20,860

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $48
• Equity at exit: $12,096

Cash invested: $39,172 (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 72512

• Home prices YoY: -8.3%
• Active inventory: 441
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,405 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $143

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 85%

Sensitivity live

Price	-10% $240	-5% $192	+0% $143	+5% $95	+10% $47
Rent	-10% $32	-5% $88	+0% $143	+5% $199	+10% $254
Rate	-1.0pp $214	-0.5pp $179	base $143	+0.5pp $107	+1.0pp $70

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-17
   days on market $139,900 Active 49 DOM
2. 2026-06-16
   days on market $139,900 Active 48 DOM
3. 2026-06-15
   days on market $139,900 Active 47 DOM
4. 2026-06-14
   days on market $139,900 Active 45 DOM
5. 2026-06-12
   days on market $139,900 Active 44 DOM
6. 2026-06-09
   days on market $139,900 Active 41 DOM
7. 2026-06-08
   days on market $139,900 Active 40 DOM
8. 2026-06-07
   days on market $139,900 Active 39 DOM
9. 2026-06-07
   days on market $139,900 Active 38 DOM
10. 2026-06-04
    days on market $139,900 Active 35 DOM
11. 2026-06-02
    days on market $139,900 Active 34 DOM
12. 2026-06-01
    days on market $139,900 Active 33 DOM
13. 2026-05-31
    days on market $139,900 Active 32 DOM
14. 2026-05-31
    days on market $139,900 Active 31 DOM
15. 2026-04-29
    listed $139,900 New Listing 928-char remark

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

Taxation est. · year 1

• Rental income: $16,861
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$4,070
• Taxable loss: −$541
• Est. tax savings @ 24.0%: +$130
• After-tax cash flow: $1,848/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathrooms, exterior siding, interior walls, and landscaping.

Repairs flagged

• Major Kitchen appliances — Old and worn
• Major Bathroom fixtures — Dated and worn
• Moderate Exterior siding — Weathered and needs repainting
• Major Interior walls — Peeling paint
• Major Landscaping — Overgrown and needs trimming

Value-add opportunities

• Both Paint interior walls — Fresh paint can improve the home's appearance and value
• Both Replace kitchen appliances — Modern appliances can increase the home's appeal and value
• Both Replace bathroom fixtures — Up-to-date fixtures can enhance the home's appeal and value
• Both Paint exterior siding — Fresh paint can improve the home's curb appeal and value
• Both Trim landscaping — A well-maintained yard can increase the home's appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen appliances · Old and worn	Major	$15,000–50,000
Bathroom fixtures · Dated and worn	Major	$15,000–50,000
Exterior siding · Weathered and needs repainting	Moderate	$3,000–15,000
Interior walls · Peeling paint	Major	$15,000–50,000
Landscaping · Overgrown and needs trimming	Major	$15,000–50,000
Total estimated repair cost · 5 items		$63,000–215,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint can improve the home's appearance and value ↑
• Both Replace kitchen appliances — Modern appliances can increase the home's appeal and value ↑
• Both Replace bathroom fixtures — Up-to-date fixtures can enhance the home's appeal and value ↑
• Both Paint exterior siding — Fresh paint can improve the home's curb appeal and value ↑
• Both Trim landscaping — A well-maintained yard can increase the home's appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Salem School District
• NCES district ID: 0512090
• Math proficiency: 53% ▼ -11.00%
• Reading proficiency: 55% ▼ -9.00%
• Median HH income: $34,918
• Composite: 44.66/100
• National rank: #2766
• State rank: #10 of 238 in AR

Livability — Horseshoe Bend

• Score: 64/100
• State rank: #183
• US rank: #14584

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Horseshoe Bend, AR
• City population: 2,458
• Population (ZIP): 2,458

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 11,739 people
• By 2030: 11,330 · -3.5%
• By 2040: 10,483 · -10.7%
• By 2050: 9,717 · -17.2%
• By 2075: 8,351 · -28.9%
• By 2100: 6,853 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 11% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Lithuanian 4% Serbian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid R (+62.1) · D 18.0% · R 80.1% · Other 1.9%
• 2008→2024 swing: -43.3pp toward R · 2008: -18.9pp · 2024: -62.1pp
• All cycles: 2024: R+62.1 2020: R+57.2 2016: R+50.7 2012: R+33.1 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.58%
• Current HPI: 184.0807
• 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

2 events — show timeline

• 2026-06-17 Listing Removed — CARMLS
• 2026-04-29 Listed $139,900 CARMLS