82 Curtis Rd · Gum Springs, AR 71743

$30,000

2 bd · 1.0 ba · 788 sqft · SingleFamily public records · 37 Days on market

Built 1996 0.75 ac lot $38/sqft · 47% below area Est $57k · 47% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Fabulous Fixer Upper. Investor's Dream.

Key facts

• 0.75 acre lot
• Built 1996
• Listed 36 days

Property features AI

Finance

• Other: Approximately 0.75 acre lot; Lot dimensions: 107' x 325' and 102' x 325'
• Financial info: Cash financing available

Exterior

• Parking: Carport
• Utilities: Septic system; Public water; Electric service via cooperative
• Home design: Metal/vinyl siding exterior
• Construction: 3-tab shingle roof; Slab/crawl space combination foundation
• Exterior features: Level lot; Paved road access

Interior

• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Carpet and tile flooring; Laundry room
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($839 rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#308 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D+, schools F, crime F.
• Arkadelphia School District (town): math 28% / reading 28% proficiency, ranked #167 of 238 in AR (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 22 active listings in the ZIP; 12 units permitted in Clark County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($207 loan paydown + $1k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $29,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 2.80% ✓
• Cap rate: 24.65%
• Cash-on-cash: 65.57%
• DSCR: 3.92
• GRM: 3.0

CMA / ARV

• ARV (median comp): $56,501
• List price: $30,000
• Delta: -46.90%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Curtis Rd	0.06mi	2/1.0	800 (+2%)	1mo	$32,500	$41	94

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

Projected returns pro-forma

3.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 71.0%
• Equity multiple: 5.06×
• Total profit: $34,073
• Equity at exit: $14,784

10-year hold

• IRR: 69.9%
• Equity multiple: 10.39×
• Total profit: $78,890
• Equity at exit: $23,846

Cash invested: $8,400 (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 71743

• Home prices YoY: 2.6%
• Active inventory: 22
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $839 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$34 /mo · $407/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $459

Break-even live

Break-even rent $258

Max offer price $30,000

Occupancy floor 40%

Sensitivity live

Price	-10% $476	-5% $467	+0% $459	+5% $450	+10% $442
Rent	-10% $393	-5% $426	+0% $459	+5% $492	+10% $525
Rate	-1.0pp $474	-0.5pp $467	base $459	+0.5pp $451	+1.0pp $443

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $30,000 Active 37 DOM
2. 2026-06-19
   days on market $30,000 Active 35 DOM
3. 2026-06-18
   days on market $30,000 Active 34 DOM
4. 2026-06-17
   days on market $30,000 Active 33 DOM
5. 2026-06-16
   days on market $30,000 Active 32 DOM
6. 2026-06-15
   days on market $30,000 Active 31 DOM
7. 2026-06-14
   days on market $30,000 Active 29 DOM
8. 2026-06-12
   days on market $30,000 Active 28 DOM
9. 2026-06-09
   days on market $30,000 Active 25 DOM
10. 2026-06-08
    days on market $30,000 Active 24 DOM
11. 2026-06-07
    days on market $30,000 Active 23 DOM
12. 2026-06-07
    days on market $30,000 Active 22 DOM
13. 2026-06-04
    days on market $30,000 Active 19 DOM
14. 2026-06-02
    days on market $30,000 Active 18 DOM
15. 2026-06-01
    days on market $30,000 Active 17 DOM
16. 2026-05-31
    days on market $30,000 Active 16 DOM
17. 2026-05-31
    days on market $30,000 Active 15 DOM
18. 2026-05-15
    listed $30,000 Active
19. 2026-05-13
    listed $30,000 New Listing 39-char remark
20. 2026-05-12
    historical
21. 2025-06-11
    listed $65,000 New Listing
22. 2015-10-09
    soldstatus $32,000
23. 2002-04-04
    soldstatus $14,000

ⓘ 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: $407 · $34/mo
• Projected year-2 tax: $407 · $34/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $10,066
• − Mortgage interest: −$1,680
• − Property taxes: −$407
• − Insurance: −$150
• − Repairs & maintenance: −$805
• − Management: −$805
• − Depreciation: −$873
• Taxable income: $5,345
• Est. tax owed @ 24.0%: −$1,283
• After-tax cash flow: $4,225/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: Arkadelphia School District
• NCES district ID: 0502430
• Math proficiency: 28% ▼ -13.00%
• Reading proficiency: 28% ▼ -12.00%
• Median HH income: $35,116
• Composite: 23.13/100
• National rank: #7954
• State rank: #167 of 238 in AR

Livability — Gum Springs

• Score: 59/100
• State rank: #308
• US rank: #20583

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,252

Population outlook (Clark County) Hauer SSP2

• Today (2025): 22,335 people
• By 2030: 22,306 · -0.1%
• By 2040: 21,839 · -2.2%
• By 2050: 21,961 · -1.7%
• By 2075: 24,186 · +8.3%
• By 2100: 25,897 · +15.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 23% Hispanic / Latino 11% Two or more races 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 7% Slovak 3% Scotch-Irish 2%
• Foreign-born: 3% · Canada
• Languages at home: 89% English-only · Spanish 9% Russian/Polish/Slavic 2%

Political lean MEDSL · Clark

• 2024 margin: Strong R (+20.5) · D 38.6% · R 59.1% · Other 2.2%
• 2008→2024 swing: -16.7pp toward R · 2008: -3.8pp · 2024: -20.5pp
• All cycles: 2024: R+20.5 2020: R+14.0 2016: R+9.5 2012: R+6.4 2008: R+3.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.76%
• Current HPI: 149.1405
• 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

+114.3% since first listed

6 events — show timeline

• 2026-05-15 Listed $30,000 HSBOR
• 2026-05-13 Listed $30,000 CARMLS
• 2026-05-12 Listing Removed — CARMLS
• 2025-06-11 Listed $65,000 CARMLS
• 2015-10-09 Sold (Public Records) $32,000 Public Records
• 2002-04-04 Sold (Public Records) $14,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $407 · +16.4% YoY. Source: county tax records.