63 Mc 8064 · Bull Shoals, AR 72634

$89,900

3 bd · 1.0 ba · 1,295 sqft · SingleFamily · 79 Days on market

Fair condition 1.45 ac lot $69/sqft · 69% below area

---

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 +25.5/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the potential of this charming fixer-upper, now available with no restrictions! Nestled on 1.45 M/L acres, this three-bedroom, one-bath home offers just under 1,300 square feet of living space, ready for your personal touch. Located just minutes from the stunning Bull Shoals Lake and the serene White River, this property is perfect for outdoor enthusiasts. With a little love and creativity, you can transform this space into your dream retreat. Whether you envision a cozy family home or a weekend getaway, the possibilities are endless. Don’t miss out on this opportunity to make it your own!

Key facts

• 1.45 m l acres
• White river
• Bull shoals lake

Tags

• 1.45 M L ACRES
• BULL SHOALS LAKE
• WHITE RIVER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 2.4% in Bull Shoals — 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 67/100 on livability (#92 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A; Watch: schools F, amenities F, commute F.
• Flippin School District (rural): math 34% / reading 30% proficiency, ranked #143 of 238 in AR (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 116 active listings in the ZIP; 237 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Marion County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
6. 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.
7. 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.
8. 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: 1.17% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.04%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (median comp): $285,401
• List price: $89,900
• Delta: -68.50%
• Verdict: UNDERPRICED
• Comps: 12 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -1.2%
• Equity multiple: 0.95×
• Total profit: $-1,144
• Equity at exit: $13,404

10-year hold

• IRR: 8.5%
• Equity multiple: 1.65×
• Total profit: $16,334
• Equity at exit: $7,773

Cash invested: $25,172 (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 72634

• Home prices YoY: -8.5%
• Active inventory: 116
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,053 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $211

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 75%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-03
   days on market $89,900 Active 79 DOM
2. 2026-06-02
   days on market $89,900 Active 78 DOM
3. 2026-06-01
   days on market $89,900 Active 77 DOM
4. 2026-05-31
   days on market $89,900 Active 76 DOM
5. 2026-05-30
   days on market $89,900 Active 75 DOM
6. 2026-03-14
   listed $89,900 Active 611-char remark

   Show marketing remark (611 chars)

   Discover the potential of this charming fixer-upper, now available with no restrictions! Nestled on 1.45 M/L acres, this three-bedroom, one-bath home offers just under 1,300 square feet of living space, ready for your personal touch. Located just minutes from the stunning Bull Shoals Lake and the serene White River, this property is perfect for outdoor enthusiasts. With a little love and creativity, you can transform this space into your dream retreat. Whether you envision a cozy family home or a weekend getaway, the possibilities are endless. Don’t miss out on this opportunity to make it your own!

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 20 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: $12,635
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$2,615
• Taxable income: $1,164
• Est. tax owed @ 24.0%: −$279
• After-tax cash flow: $2,247/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This home is in fair condition with significant repairs and maintenance needed. A comprehensive renovation is required to improve its condition and increase its value.

Repairs flagged

• Major roof — The roof appears to be in poor condition and may need replacement.
• Major exterior siding — The exterior siding and paint show significant wear and tear.
• Major flooring — The flooring in the interior appears to be carpeted and in poor condition.
• Major interior walls/paint — The interior walls and paint show signs of wear and tear.
• Major landscaping — The landscaping and curb appeal are minimal, with overgrown grass and trees.
• Major HVAC system — The HVAC system appears to be old and may need replacement.
• Major foundation/structure — The foundation and structure appear to be in poor condition, with visible cracks and wear.

Value-add opportunities

• Resale roof replacement — A new roof will significantly improve the home's curb appeal and increase its value.
• Resale exterior siding and paint — A new exterior siding and paint job will improve the home's curb appeal and increase its value.
• Resale flooring — New flooring will improve the home's appearance and increase its value.
• Resale interior walls and paint — New interior walls and paint will improve the home's appearance and increase its value.
• Both landscaping — A well-maintained landscape will improve the home's curb appeal and increase its value.
• Resale HVAC system — A new HVAC system will improve the home's comfort and increase its value.
• Resale foundation and structure repair — Repairing the foundation and structure will improve the home's structural integrity and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition and may need replacement.	Major	$15,000–50,000
exterior siding · The exterior siding and paint show significant wear and tear.	Major	$15,000–50,000
flooring · The flooring in the interior appears to be carpeted and in poor condition.	Major	$15,000–50,000
interior walls/paint · The interior walls and paint show signs of wear and tear.	Major	$15,000–50,000
landscaping · The landscaping and curb appeal are minimal, with overgrown grass and trees.	Major	$15,000–50,000
HVAC system · The HVAC system appears to be old and may need replacement.	Major	$15,000–50,000
foundation/structure · The foundation and structure appear to be in poor condition, with visible cracks and wear.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale roof replacement — A new roof will significantly improve the home's curb appeal and increase its value. ↑
• Resale exterior siding and paint — A new exterior siding and paint job will improve the home's curb appeal and increase its value. ↑
• Resale flooring — New flooring will improve the home's appearance and increase its value. ↑
• Resale interior walls and paint — New interior walls and paint will improve the home's appearance and increase its value. ↑
• Both landscaping — A well-maintained landscape will improve the home's curb appeal and increase its value. ↑
• Resale HVAC system — A new HVAC system will improve the home's comfort and increase its value. ↑
• Resale foundation and structure repair — Repairing the foundation and structure will improve the home's structural integrity and increase its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Flippin School District
• NCES district ID: 0506150
• Math proficiency: 34% ▼ -13.00%
• Reading proficiency: 30% ▼ -12.00%
• Median HH income: $35,855
• Composite: 26.54/100
• National rank: #7194
• State rank: #143 of 238 in AR

Livability — Bull Shoals

• Score: 67/100
• State rank: #92
• US rank: #10104

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,671
• Population (ZIP): 4,755

Population outlook (Marion County) Hauer SSP2

• Today (2025): 14,979 people
• By 2030: 14,153 · -5.5%
• By 2040: 12,546 · -16.2%
• By 2050: 11,386 · -24.0%
• By 2075: 9,663 · -35.5%
• By 2100: 8,248 · -44.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 5% Romanian 3% Iranian 3%
• Foreign-born: 2%
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+60.2) · D 19.1% · R 79.3% · Other 1.5%
• 2008→2024 swing: -30.3pp toward R · 2008: -29.9pp · 2024: -60.2pp
• All cycles: 2024: R+60.2 2020: R+56.7 2016: R+55.1 2012: R+39.1 2008: R+29.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.94%
• Current HPI: 182.4931
• 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

1 event — show timeline

• 2026-03-14 Listed $89,900 MHMLS