Marsena Rd W · Gilbert, AR 72650

$69,900

1 bd · None ba · 400 sqft · SingleFamily · 135 Days on market

Built 2000 10 ac lot ↓ 7% since listing

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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 +22.4/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Appreciation +5.0/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0

Listing remarks MLS

Located in the heart of the Ozarks near Snowball, Arkansas, this private 10-acre tract offers rare seclusion, natural beauty, and strong usability It is ideal for hunters, preppers, or anyone looking to unplug and enjoy a quieter pace of life surrounded by timber and mountains. The mostly wooded land features gentle rolling terrain, mature hardwoods, and scenic mountain views. A small cabin with a loft and covered porch overlooks the property and a large recently reconstructed pond. The cabin has classic Ozarks character with wood siding, a metal roof, and solid construction. Inside it is framed and partially wired, giving the next owner a head start while still allowing freedom to finish it to their vision. A wood-burning stove adds warmth and practicality, making it a comfortable hunting cabin or private retreat. Mature white oak, red oak, post oak, hickory, and maple provide excellent wildlife habitat and long-term value. Deer and other game are abundant in the area. An adjoining tract with another cabin is also available for expansion or a family setup.

Key facts

• Mature hardwoods
• Covered porch
• Mostly wooded land

Tags

• PRIVATE 10 ACRE TRACT
• MOSTLY WOODED LAND
• GENTLE ROLLING TERRAIN
• MATURE HARDWOODS
• SMALL CABIN WITH LOFT
• COVERED PORCH

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($759 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 48/100 on livability (#510 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B; Watch: schools F, amenities F, commute F.
• Searcy County School District (rural): math 39% / reading 40% proficiency, ranked #82 of 238 in AR (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 79 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($483 loan paydown + $2k appreciation (3.0% local appreciation)).
• Searcy County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major 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 $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.09% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.15%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 14.2%
• Equity multiple: 1.81×
• Total profit: $15,859
• Equity at exit: $31,430

10-year hold

• IRR: 16.0%
• Equity multiple: 3.35×
• Total profit: $46,075
• Equity at exit: $48,437

Cash invested: $19,572 (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 72650

• Active inventory: 79
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $759 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$159
• Net cashflow: $117

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 80%

Sensitivity live

Price	-10% $165	-5% $141	+0% $117	+5% $92	+10% $68
Rent	-10% $57	-5% $87	+0% $117	+5% $147	+10% $177
Rate	-1.0pp $152	-0.5pp $134	base $117	+0.5pp $99	+1.0pp $80

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on marketlisting id $69,900 Active 135 DOM
2. 2026-06-18
   days on market $69,900 Active 134 DOM
3. 2026-06-17
   days on market $69,900 Active 133 DOM
4. 2026-06-16
   days on market $69,900 Active 132 DOM
5. 2026-06-15
   days on market $69,900 Active 131 DOM
6. 2026-06-14
   days on market $69,900 Active 129 DOM
7. 2026-06-12
   days on marketlisting id $69,900 Active 128 DOM
8. 2026-06-09
   days on market $69,900 Active 125 DOM
9. 2026-06-08
   days on market $69,900 Active 124 DOM
10. 2026-06-07
    days on market $69,900 Active 123 DOM
11. 2026-06-07
    statusdays on marketlisting id $69,900 Active 122 DOM
12. 2026-06-04
    days on market $69,900 Price Change 119 DOM
13. 2026-06-02
    days on market $69,900 Price Change 118 DOM
14. 2026-06-01
    days on market $69,900 Price Change 117 DOM
15. 2026-05-31
    days on market $69,900 Price Change 116 DOM
16. 2026-05-31
    days on market $69,900 Price Change 115 DOM
17. 2026-02-03
    listed $79,900 New Listing 1073-char remark

    Show marketing remark (1093 chars)

    Tucked deep in the Ozarks, this private 10-acre tract in Searcy County near Snowball, Arkansas, offers the perfect escape for hunters, preppers, or anyone seeking seclusion and natural beauty. The mostly wooded land features gentle, rolling terrain with mature hardwoods, white and red oak, post oak, hickory, and maple, creating excellent habitat for deer, turkey, and other wildlife in an area known for strong whitetail genetics. A small cabin with a loft and covered porch sits overlooking the timbered landscape. Built with wood siding and a metal roof, it has an authentic Ozarks feel and is framed and partially wired inside, ready to be finished to your liking. A wood-burning stove adds cozy comfort for fall and winter stays. A scenic spring flows through large boulders just below the cabin, paired with mountain views that enhance the peaceful, remote setting. Despite the privacy, the property has good access and is just a short drive from the Buffalo National River, National Forest lands, and Marshall, AR. An adjoining tract with another cabin is also available for expansion.

18. 2026-02-03
    listed $79,900 New Listing 1093-char remark

    Show marketing remark (1093 chars)

    Tucked deep in the Ozarks, this private 10-acre tract in Searcy County near Snowball, Arkansas, offers the perfect escape for hunters, preppers, or anyone seeking seclusion and natural beauty. The mostly wooded land features gentle, rolling terrain with mature hardwoods, white and red oak, post oak, hickory, and maple, creating excellent habitat for deer, turkey, and other wildlife in an area known for strong whitetail genetics. A small cabin with a loft and covered porch sits overlooking the timbered landscape. Built with wood siding and a metal roof, it has an authentic Ozarks feel and is framed and partially wired inside, ready to be finished to your liking. A wood-burning stove adds cozy comfort for fall and winter stays. A scenic spring flows through large boulders just below the cabin, paired with mountain views that enhance the peaceful, remote setting. Despite the privacy, the property has good access and is just a short drive from the Buffalo National River, National Forest lands, and Marshall, AR. An adjoining tract with another cabin is also available for expansion.

19. 2010-05-04
    soldstatus $86,000

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 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: $9,109
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$729
• − Management: −$729
• − Depreciation: −$2,033
• Taxable income: $305
• Est. tax owed @ 24.0%: −$73
• After-tax cash flow: $1,326/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: Searcy County School District
• NCES district ID: 0509480
• Math proficiency: 39% ▼ -16.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $31,222
• Composite: 32.28/100
• National rank: #5751
• State rank: #82 of 238 in AR

Livability — Gilbert

• Score: 48/100
• State rank: #510
• US rank: #26158

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2
• Population (ZIP): 4,462

Population outlook (Searcy County) Hauer SSP2

• Today (2025): 7,091 people
• By 2030: 6,656 · -6.1%
• By 2040: 5,868 · -17.2%
• By 2050: 5,250 · -26.0%
• By 2075: 4,407 · -37.9%
• By 2100: 3,834 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 3% Native American 2%
• Common ancestry: Iranian 4% Romanian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Searcy

• 2024 margin: Solid R (+72.2) · D 13.2% · R 85.4% · Other 1.4%
• 2008→2024 swing: -26.3pp toward R · 2008: -45.9pp · 2024: -72.2pp
• All cycles: 2024: R+72.2 2020: R+69.1 2016: R+63.7 2012: R+51.0 2008: R+45.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-7.1% since first listed

3 events — show timeline

• 2026-02-03 Listed $79,900 CARMLS
• 2026-02-03 Listed $79,900 CARMLS
• 2010-05-04 Sold (Public Records) $86,000 Public Records

Property tax history

-0.0%/yr

Latest (2025): $103 · +0.5% YoY. Source: county tax records.