313 N 6th St · Ozark, AR 72949

$149,900

3 bd · 2.0 ba · 2,142 sqft · SingleFamily public records · 88 Days on market

Built 1980 0.45 ac lot Est $206k · 27% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• DSCR +4.2/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous, Spacious, Like-New House in down town Ozark. Inside offers alarm system, new paint, doors, trim, floors, h/a unit & windows. Outside offers extra parking, outbuildings with workshop area & sits on double lot. Closets galore & room to spread out or you can cozy up to the fireplace in the living room. Offers a formal living room & craft/office as well. Extra Bonus: Minerals Convey!

Key facts

• Whole house fan
• Sun room area
• Bonus playroom

Tags

• OPEN KITCHEN
• PANTRY WITH SWING-OUT SHELVES
• SUN ROOM AREA
• WALK IN SHOWER
• BONUS PLAYROOM
• WHOLE HOUSE FAN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $18 ($222/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (22.5% below list).
• Recommended offer: $116k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.1% in Ozark — 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 60/100 on livability (#258 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Ozark School District (town): math 41% / reading 38% proficiency, ranked #80 of 238 in AR (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Elgin B Milton Primary School (math 67% / reading 42%, grade C, #60 of 454 statewide, top 15%, 576 students, 67% FRL); Ozark Middle School (math 57% / reading 41%, grade C-, #37 of 201 statewide, top 18%, 234 students, 56% FRL); Ozark High School (math 22% / reading 39%, grade F, #134 of 292 statewide, top 47%, 700 students, 46% FRL).
• Market conditions: 82 active listings in the ZIP; 23 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Franklin County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $9k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,152 (22.5% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 23% 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 D-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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.53%
• DSCR: 1.02
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $205,632
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1100 Bluff Dr	0.42mi	3/2.0	2,045 (-4%)	13mo	$170,000	$83	62
202 Cloos Circle Dr	0.52mi	3/2.0	1,869 (-13%)	23mo	$179,000	$96	35

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-23,180
• Equity at exit: $22,351

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-18,939
• Equity at exit: $12,961

Cash invested: $41,972 (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 72949

• Home prices YoY: -14.4%
• Active inventory: 82
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,162 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$51 /mo · $607/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $18

Break-even live

Break-even rent $1,138

Max offer price $149,900

Occupancy floor 93%

Sensitivity live

Price	-10% $103	-5% $61	+0% $18	+5% $-24	+10% $-66
Rent	-10% $-73	-5% $-27	+0% $18	+5% $64	+10% $110
Rate	-1.0pp $94	-0.5pp $57	base $18	+0.5pp $-20	+1.0pp $-60

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-13
   status Pending
2. 2026-02-18
   price $149,900
3. 2026-01-09
   listed $159,000 Active
4. 2016-08-26
   soldstatus $105,000
5. 2016-08-25
   soldstatus $105,000 416-char remark

   Show marketing remark (416 chars)

   Gorgeous, Spacious, Like-New House in down town Ozark. Inside offers alarm system, new paint, doors, trim, floors, h/a unit & windows. Outside offers extra parking, outbuildings with workshop area & sits on double lot. Closets galore & room to spread out or you can cozy up to the fireplace in the living room. Offers a formal living room & craft/office as well. Extra Bonus: Minerals Convey!

6. 2015-12-31
   listed $120,000 416-char remark

   Show marketing remark (416 chars)

   Gorgeous, Spacious, Like-New House in down town Ozark. Inside offers alarm system, new paint, doors, trim, floors, h/a unit & windows. Outside offers extra parking, outbuildings with workshop area & sits on double lot. Closets galore & room to spread out or you can cozy up to the fireplace in the living room. Offers a formal living room & craft/office as well. Extra Bonus: Minerals Convey!

ⓘ 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: $607 · $51/mo
• Projected year-2 tax: $959 · $80/mo
• Expected delta: +$353/yr (+$29/mo · 58.1%)

ⓘ 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 7/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $13,938
• − Mortgage interest: −$8,397
• − Property taxes: −$607
• − Insurance: −$750
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$4,361
• Taxable loss: −$2,406
• Est. tax savings @ 24.0%: +$577
• After-tax cash flow: $799/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: Ozark School District
• NCES district ID: 0511010
• Math proficiency: 41% ▼ -9.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $33,306
• Composite: 32.5/100
• National rank: #5703
• State rank: #80 of 238 in AR

Livability — Ozark

• Score: 60/100
• State rank: #258
• US rank: #18601

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

• Census place: Ozark, AR
• Population (ZIP): 9,474

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 16,946 people
• By 2030: 16,403 · -3.2%
• By 2040: 15,303 · -9.7%
• By 2050: 14,243 · -16.0%
• By 2075: 12,136 · -28.4%
• By 2100: 10,443 · -38.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 11% Hispanic / Latino 3%
• Common ancestry: Lithuanian 1% Serbian 1% Portuguese 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+62.4) · D 17.7% · R 80.1% · Other 2.2%
• 2008→2024 swing: -23.1pp toward R · 2008: -39.3pp · 2024: -62.4pp
• All cycles: 2024: R+62.4 2020: R+61.4 2016: R+54.6 2012: R+44.4 2008: R+39.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.41%
• Current HPI: 180.3194
• 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

+24.9% since first listed

6 events — show timeline

• 2026-04-13 Pending — WRVBOR
• 2026-02-18 Price Changed $149,900 WRVBOR
• 2026-01-09 Listed $159,000 WRVBOR
• 2016-08-26 Sold (Public Records) $105,000 Public Records
• 2016-08-25 Sold (MLS) $105,000 NWARMLS
• 2015-12-31 Listed $120,000 NWARMLS

Property tax history

+10.9%/yr

Latest (2025): $607 · -14.1% YoY. Source: county tax records.