8209 Dollarway Rd · White Hall, AR 71602

$84,500

3 bd · 1.0 ba · 1,548 sqft · SingleFamily public records · 429 Days on market

Built 1929 0.40 ac lot $55/sqft · 50% below area Est $167k · 50% under

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Why this score? — see what drove the B+ 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
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This three-bedroom property sits on a generously sized lot, offering plenty of space and potential for investors or entrepreneurs. The fenced-in backyard adds privacy and functionality, making it ideal for families, pets, or outdoor projects. While the home is in need of some updates, with a little love and vision, it could be restored to its former charm and used as a comfortable residence or rental property. What truly sets this property apart is its commercial zoning, opening the door to exciting possibilities for development. Whether you're looking to renovate the existing home or start fresh with a new structure, this lot presents a unique opportunity to bring your business vision to life in a prime location. Don't miss your chance to invest in a property with both residential character and commercial potential.

Key facts

• Generously sized lot
• Fenced-in backyard
• Commercial zoning

Tags

• FENCED-IN BACKYARD
• COMMERCIAL ZONING
• GENEROUSLY SIZED LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $74k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 4.0% in White Hall — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#20 in AR) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• White Hall School District (rural): math 36% / reading 38% proficiency, ranked #86 of 238 in AR (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 90 active listings in the ZIP; 62 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $584 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Jefferson County population projected at -33% 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 429 days — a 12% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $46k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $71k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 429 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.50% ✓
• Cap rate: 12.66%
• Cash-on-cash: 22.75%
• DSCR: 2.01
• GRM: 5.5

CMA / ARV

• ARV (median comp): $167,349
• List price: $84,500
• Delta: -49.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 Turner Ave	0.07mi	3/2.0	1,560 (+1%)	2mo	$258,400	$166	90
22 Concord Dr	0.45mi	3/2.0	1,540 (-0%)	4mo	$160,000	$104	71
13 Patrick Henry Pl	0.40mi	3/1.5	1,612 (+4%)	6mo	$175,000	$109	68
516 White Hall	0.47mi	3/2.0	1,616 (+4%)	3mo	$90,000	$56	64
614 Winchester	0.51mi	3/2.0	1,498 (-3%)	6mo	$120,000	$80	62
401 Cooper	0.23mi	4/2.0 (+1)	1,386 (-10%)	2mo	$170,000	$123	61
349 Regal Oaks Cir	0.41mi	3/2.0	1,671 (+8%)	3mo	$205,000	$123	61
802 Meredith St	0.56mi	3/2.0	1,628 (+5%)	6mo	$175,000	$107	57
318 Regal Oaks	0.48mi	3/2.0	1,687 (+9%)	6mo	$196,000	$116	53
806 Meredith St	0.58mi	3/1.5	1,396 (-10%)	2mo	$165,000	$118	53
617 Winchester Ave	0.51mi	3/2.0	1,344 (-13%)	5mo	$40,000	$30	46
613 Winchester Ave	0.48mi	3/1.5	1,345 (-13%)	10mo	$150,500	$112	45

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: 15.6%
• Equity multiple: 1.63×
• Total profit: $14,874
• Equity at exit: $12,599

10-year hold

• IRR: 24.3%
• Equity multiple: 3.10×
• Total profit: $49,738
• Equity at exit: $7,306

Cash invested: $23,660 (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 71602

• Home prices YoY: -7.8%
• Active inventory: 90
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,269 medium
• Mortgage (P&I): −$443
• Tax from tax record: −$76 /mo · $911/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $449

Break-even live

Break-even rent $702

Max offer price $84,500

Occupancy floor 60%

Sensitivity live

Price	-10% $496	-5% $472	+0% $449	+5% $425	+10% $401
Rent	-10% $348	-5% $398	+0% $449	+5% $499	+10% $549
Rate	-1.0pp $491	-0.5pp $470	base $449	+0.5pp $427	+1.0pp $404

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: $21,125
• Closing costs: $2,535
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $84,500 Active 429 DOM
2. 2026-06-18
   days on market $84,500 Active 428 DOM
3. 2026-06-17
   days on market $84,500 Active 427 DOM
4. 2026-06-16
   days on market $84,500 Active 426 DOM
5. 2026-06-15
   days on market $84,500 Active 425 DOM
6. 2026-06-14
   days on market $84,500 Active 423 DOM
7. 2026-06-12
   days on market $84,500 Active 422 DOM
8. 2026-06-09
   days on market $84,500 Active 419 DOM
9. 2026-06-08
   days on market $84,500 Active 418 DOM
10. 2026-06-07
    days on market $84,500 Active 417 DOM
11. 2026-06-05
    days on market $84,500 Active 414 DOM
12. 2026-06-03
    days on market $84,500 Active 413 DOM
13. 2026-06-02
    days on market $84,500 Active 412 DOM
14. 2026-06-01
    days on market $84,500 Active 411 DOM
15. 2026-05-31
    days on market $84,500 Active 410 DOM
16. 2026-05-30
    days on market $84,500 Active 409 DOM
17. 2025-07-21
    price $84,500 828-char remark

    Show marketing remark (828 chars)

    This three-bedroom property sits on a generously sized lot, offering plenty of space and potential for investors or entrepreneurs. The fenced-in backyard adds privacy and functionality, making it ideal for families, pets, or outdoor projects. While the home is in need of some updates, with a little love and vision, it could be restored to its former charm and used as a comfortable residence or rental property. What truly sets this property apart is its commercial zoning, opening the door to exciting possibilities for development. Whether you're looking to renovate the existing home or start fresh with a new structure, this lot presents a unique opportunity to bring your business vision to life in a prime location. Don't miss your chance to invest in a property with both residential character and commercial potential.

18. 2025-05-15
    price $99,500 828-char remark

    Show marketing remark (828 chars)

    This three-bedroom property sits on a generously sized lot, offering plenty of space and potential for investors or entrepreneurs. The fenced-in backyard adds privacy and functionality, making it ideal for families, pets, or outdoor projects. While the home is in need of some updates, with a little love and vision, it could be restored to its former charm and used as a comfortable residence or rental property. What truly sets this property apart is its commercial zoning, opening the door to exciting possibilities for development. Whether you're looking to renovate the existing home or start fresh with a new structure, this lot presents a unique opportunity to bring your business vision to life in a prime location. Don't miss your chance to invest in a property with both residential character and commercial potential.

19. 2025-04-16
    listed $130,000 New Listing 828-char remark

    Show marketing remark (828 chars)

    This three-bedroom property sits on a generously sized lot, offering plenty of space and potential for investors or entrepreneurs. The fenced-in backyard adds privacy and functionality, making it ideal for families, pets, or outdoor projects. While the home is in need of some updates, with a little love and vision, it could be restored to its former charm and used as a comfortable residence or rental property. What truly sets this property apart is its commercial zoning, opening the door to exciting possibilities for development. Whether you're looking to renovate the existing home or start fresh with a new structure, this lot presents a unique opportunity to bring your business vision to life in a prime location. Don't miss your chance to invest in a property with both residential character and commercial potential.

20. 2016-06-15
    historical
21. 2016-04-14
    status Active
22. 2016-04-01
    historical
23. 2016-01-02
    status Back on Market
24. 2015-12-19
    historical
25. 2015-08-24
    listed $84,000 New Listing
26. 2006-09-07
    soldstatus $71,000
27. 2006-06-06
    soldstatus $55,000

ⓘ 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: $911 · $76/mo
• Projected year-2 tax: $911 · $76/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $15,232
• − Mortgage interest: −$4,733
• − Property taxes: −$911
• − Insurance: −$422
• − Repairs & maintenance: −$1,219
• − Management: −$1,219
• − Depreciation: −$2,458
• Taxable income: $4,270
• Est. tax owed @ 24.0%: −$1,025
• After-tax cash flow: $4,357/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: White Hall School District
• NCES district ID: 0514140
• Math proficiency: 36% ▼ -12.00%
• Reading proficiency: 38% ▼ -13.00%
• Median HH income: $51,633
• Composite: 32.16/100
• National rank: #5788
• State rank: #86 of 238 in AR

Livability — White Hall

• Score: 73/100
• State rank: #20
• US rank: #5275

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: White Hall, AR
• Population (ZIP): 15,922

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 63,110 people
• By 2030: 58,519 · -7.3%
• By 2040: 49,740 · -21.2%
• By 2050: 42,331 · -32.9%
• By 2075: 29,591 · -53.1%
• By 2100: 21,047 · -66.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 58% Black 32% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Jefferson

• 2024 margin: Strong D (+20.1) · D 59.2% · R 39.2% · Other 1.6%
• 2008→2024 swing: -6.2pp toward R · 2008: 26.3pp · 2024: 20.1pp
• All cycles: 2024: D+20.1 2020: D+21.7 2016: D+25.3 2012: D+29.0 2008: D+26.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.84%
• Current HPI: 223.9305
• 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

+53.6% since first listed

11 events — show timeline

• 2025-07-21 Price Changed $84,500 CARMLS
• 2025-05-15 Price Changed $99,500 CARMLS
• 2025-04-16 Listed $130,000 CARMLS
• 2016-06-15 Listing Removed — CARMLS
• 2016-04-14 Relisted — CARMLS
• 2016-04-01 Listing Removed — CARMLS
• 2016-01-02 Relisted — CARMLS
• 2015-12-19 Listing Removed — CARMLS
• 2015-08-24 Listed $84,000 CARMLS
• 2006-09-07 Sold (Public Records) $71,000 Public Records
• 2006-06-06 Sold (Public Records) $55,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $911 · +8.3% YoY. Source: county tax records.