331 Wyandotte Dr · Oakland, AR 65655

$139,000

3 bd · 2.0 ba · 1,450 sqft · SingleFamily · 6 Days on market

Built 2008 1.39 ac lot ↓ 45% since listing

---

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 +9.6/30.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this charming 3-bedroom, 2-bathroom ranch-style home, nestled on 1.5 AC M/L at the peaceful end of Baxter CR 18. This beautiful, one-owner home offers a perfect blend of comfort and convenience with a spacious open-concept layout, featuring vaulted ceilings and recessed lighting throughout. The modern laminate flooring adds a touch of elegance, while the split-bedroom floor plan provides privacy and functionality. With end-of-the-road privacy, this property is an ideal retreat, offering plenty of room to build a shop or expand your outdoor living space. Equipped with a well and septic system, it is ready for you to make it your own. Located just 15 minutes from both Mountain Home

Key facts

• 1.39 acre lot
• 2 garage spots
• Built 2008

Property features AI

Exterior

• Parking: Detached or attached garage with 2 parking spaces
• Home design: Single-family residential home; Located on a property larger than one acre
• Construction: Vinyl siding; Shingle roof
• Exterior features: Shingle roof; Lot of approximately 1.39 acres

Interior

• Kitchen: Electric oven and range; Dishwasher; Disposal; Microwave
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heating with heat pump; Central electric air conditioning
• Interior features: Electric oven and electric range; Dishwasher; Disposal; Microwave; Owned water softener
• Laundry & utility: Owned water softener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $125k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (21.1% below list).
• Recommended offer: $110k (21.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Gainesville R-V (rural): math 45% / reading 50% proficiency, ranked #85 of 324 in MO (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gainesville Elem. (math 42% / reading 47%, grade F, #413 of 1,115 statewide, top 42%, 303 students, 76% FRL); Gainesville High (math 52% / reading 52%, grade D+, #92 of 521 statewide, top 20%, 314 students, 74% FRL) — zoned schools average 75% FRL vs 56% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.

Forward outlook

• In year one you build about $9k of equity ($961 loan paydown + $8k appreciation (5.7% local appreciation)).
• Ozark County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,715 (21.1% below list)

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.79% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.89%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.3%
• Equity multiple: 1.82×
• Total profit: $31,795
• Equity at exit: $84,853

10-year hold

• IRR: 13.1%
• Equity multiple: 3.54×
• Total profit: $98,905
• Equity at exit: $151,740

Cash invested: $38,920 (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 65655

• Home prices YoY: 2.9%
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,097 medium
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $-94

Break-even live

Break-even rent $1,216

Max offer price $125,420

Occupancy floor —

Sensitivity live

Price	-10% $2	-5% $-46	+0% $-94	+5% $-142	+10% $-190
Rent	-10% $-181	-5% $-137	+0% $-94	+5% $-51	+10% $-7
Rate	-1.0pp $-24	-0.5pp $-58	base $-94	+0.5pp $-130	+1.0pp $-167

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-22
   days on market $139,000 Active 6 DOM
2. 2026-06-19
   days on market $139,000 Active 3 DOM
3. 2026-06-18
   days on market $139,000 Active 2 DOM
4. 2026-06-17
   listing id $139,000 Active 1 DOM
5. 2026-06-16
   remarks 699-char remark
6. 2026-06-16
   listed $139,000 Active 1 DOM

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $13,166
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$4,044
• Taxable loss: −$3,551
• Est. tax savings @ 24.0%: +$852
• After-tax cash flow: $-274/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: Gainesville R-V
• NCES district ID: 2912600
• Math proficiency: 45% ▲ 3.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $31,957
• Composite: 38.97/100
• National rank: #4078
• State rank: #85 of 324 in MO

Livability — Oakland

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,313

Population outlook (Ozark County) Hauer SSP2

• Today (2025): 8,561 people
• By 2030: 8,040 · -6.1%
• By 2040: 7,069 · -17.4%
• By 2050: 6,310 · -26.3%
• By 2075: 5,095 · -40.5%
• By 2100: 4,112 · -52.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3% Black 2%
• Common ancestry: Lithuanian 4% Serbian 3% Slovak 2%
• Foreign-born: 0%

Political lean MEDSL · Ozark

• 2024 margin: Solid R (+70.0) · D 14.6% · R 84.6%
• 2008→2024 swing: -43.2pp toward R · 2008: -26.8pp · 2024: -70.0pp
• All cycles: 2024: R+70.0 2020: R+68.1 2016: R+64.8 2012: R+40.9 2008: R+26.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.71%
• Current HPI: 200.776
• 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

-45.5% since first listed

8 events — show timeline

• 2026-06-15 Listed $139,000 MHMLS
• 2025-07-16 Price Changed $199,900 MHMLS
• 2025-05-27 Price Changed $209,900 MHMLS
• 2025-04-09 Price Changed $214,900 MHMLS
• 2025-02-21 Relisted — MHMLS
• 2025-01-27 Contingent — MHMLS
• 2025-01-17 Price Changed $229,000 MHMLS
• 2024-12-18 Listed $255,000 MHMLS