7429 Watts Rd · Harrison, AR 72601

$149,000

3 bd · 1.5 ba · 1,764 sqft · SingleFamily public records · 33 Days on market

Built 1980 2.00 ac lot

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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 +18.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Schools +4.5/10.0
• Appreciation +4.0/10.0
• 1% rule +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for a home with land near Harrison, Arkansas? This 3-bedroom, 1-bathroom house on approximately 2 unrestricted acres m/l checks theboxes for buyers who want space, privacy, and flexibility without leaving the conveniences of town behind. The home offers a comfortable, functional floor plan with a generous living area and a kitchen that's ready for your updates and personal style. Whether you're a first-time buyer, investor, or someone downsizing from city life, the layout gives you a solid foundation to work with. The real story here is the land. Two unrestricted acres in the Harrison area means you can garden, raise animals, park your RVs, add a shop, bring in additional dwellings, or simply enjoy the open air and quiet of a rural setting. The property already has spots suitable for RV parking or could accommodate additional structures a rare find at this price point. Located just minutes from Harrison's schools, shopping, and healthcare.

Key facts

• Garden
• Rv parking
• Raise animals

Tags

• UNRESTRICTED ACRES
• GARDEN
• RAISE ANIMALS
• RV PARKING
• ADDITIONAL STRUCTURES
• RURAL SETTING

Property features AI

Exterior

• Parking: Carport for 2 cars
• Utilities: Septic system; Private well; Electric service (Entergy / municipal)
• Home design: Metal/vinyl siding; Composition roof; 2.0 acres (approx.)
• Construction: Slab foundation
• Exterior features: Porch; Sloped and level lot

Interior

• Kitchen: Microwave; Electric range; Refrigerator stays
• Flooring: Carpet; Vinyl; Parquet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Partially finished basement that is heated and cooled; Laundry room
• Laundry & utility: Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/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 $130k (12.9% below list).
• Recommended offer: $130k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 3.0% in Harrison — 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 70/100 on livability (#52 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Harrison School District (town): math 53% / reading 54% proficiency, ranked #11 of 238 in AR (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Forest Heights Elem. School (math 52% / reading 42%, grade D-, #119 of 454 statewide, top 28%, 397 students, 55% FRL); Harrison Middle School (math 57% / reading 58%, grade B, #16 of 201 statewide, top 8%, 830 students, 49% FRL); Harrison High School (math 39% / reading 51%, grade D-, #27 of 292 statewide, top 10%, 868 students, 42% FRL).
• Market conditions: 443 active listings in the ZIP; 92 units permitted in Boone County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Boone County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 10y 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.
• Current owner paid $80k; list at $149k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,748 (12.9% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.87% ✗
• Cap rate: 7.52%
• Cash-on-cash: 4.39%
• DSCR: 1.20
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.82×
• Total profit: $-7,681
• Equity at exit: $29,476

10-year hold

• IRR: 3.3%
• Equity multiple: 1.28×
• Total profit: $11,620
• Equity at exit: $25,705

Cash invested: $41,720 (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 72601

• Home prices YoY: -0.8%
• Active inventory: 443
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,297 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$29 /mo · $348/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $153

Break-even live

Break-even rent $1,104

Max offer price $149,000

Occupancy floor 83%

Sensitivity live

Price	-10% $237	-5% $195	+0% $153	+5% $110	+10% $68
Rent	-10% $50	-5% $101	+0% $153	+5% $204	+10% $255
Rate	-1.0pp $228	-0.5pp $190	base $153	+0.5pp $114	+1.0pp $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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-21
   days on market $149,000 Active 33 DOM
2. 2026-06-18
   days on market $149,000 Active 30 DOM
3. 2026-06-17
   days on market $149,000 Active 29 DOM
4. 2026-06-16
   days on market $149,000 Active 28 DOM
5. 2026-06-15
   days on market $149,000 Active 27 DOM
6. 2026-06-14
   days on market $149,000 Active 25 DOM
7. 2026-06-12
   days on market $149,000 Active 24 DOM
8. 2026-06-09
   days on market $149,000 Active 21 DOM
9. 2026-06-08
   days on market $149,000 Active 20 DOM
10. 2026-06-07
    days on market $149,000 Active 19 DOM
11. 2026-06-07
    days on market $149,000 Active 18 DOM
12. 2026-06-04
    days on market $149,000 Active 15 DOM
13. 2026-06-02
    days on market $149,000 Active 14 DOM
14. 2026-06-01
    days on market $149,000 Active 13 DOM
15. 2026-05-31
    days on market $149,000 Active 12 DOM
16. 2026-05-31
    days on market $149,000 Active 11 DOM
17. 2026-05-19
    status Active 578-char remark

    Show marketing remark (578 chars)

    Welcome to 7429 Watts Road in Harrison, AR! This charming 3 bedroom, 1 bath home sits on 2 beautiful acres, offering both privacy and space to enjoy the outdoors. Inside, you'll find a comfortable floor plan, spacious living area, and a kitchen ready for your personal touch. The acreage provides room for a garden, hobbies, or simply relaxing in a peaceful country setting while still being just a short drive to town. There are also a few RV spots or room for extra homes since its unrestricted. A great opportunity for those looking for a home with land in the Harrison Area!

18. 2026-05-19
    listed $149,000 New Listing

    Show marketing remark (578 chars)

    Welcome to 7429 Watts Road in Harrison, AR! This charming 3 bedroom, 1 bath home sits on 2 beautiful acres, offering both privacy and space to enjoy the outdoors. Inside, you'll find a comfortable floor plan, spacious living area, and a kitchen ready for your personal touch. The acreage provides room for a garden, hobbies, or simply relaxing in a peaceful country setting while still being just a short drive to town. There are also a few RV spots or room for extra homes since its unrestricted. A great opportunity for those looking for a home with land in the Harrison Area!

19. 2026-05-18
    listed $149,000 Active 970-char remark
20. 2026-04-06
    status Active Under Contract
21. 2026-04-06
    listed $149,000
22. 2026-03-26
    historical
23. 2026-02-25
    historical Active Under Contract

    Show marketing remark (578 chars)

    Welcome to 7429 Watts Road in Harrison, AR! This charming 3 bedroom, 1 bath home sits on 2 beautiful acres, offering both privacy and space to enjoy the outdoors. Inside, you'll find a comfortable floor plan, spacious living area, and a kitchen ready for your personal touch. The acreage provides room for a garden, hobbies, or simply relaxing in a peaceful country setting while still being just a short drive to town. There are also a few RV spots or room for extra homes since its unrestricted. A great opportunity for those looking for a home with land in the Harrison Area!

24. 2026-02-25
    status Pending 578-char remark

    Show marketing remark (578 chars)

    Welcome to 7429 Watts Road in Harrison, AR! This charming 3 bedroom, 1 bath home sits on 2 beautiful acres, offering both privacy and space to enjoy the outdoors. Inside, you'll find a comfortable floor plan, spacious living area, and a kitchen ready for your personal touch. The acreage provides room for a garden, hobbies, or simply relaxing in a peaceful country setting while still being just a short drive to town. There are also a few RV spots or room for extra homes since its unrestricted. A great opportunity for those looking for a home with land in the Harrison Area!

25. 2026-02-25
    historical Take Backups

    Show marketing remark (578 chars)

    Welcome to 7429 Watts Road in Harrison, AR! This charming 3 bedroom, 1 bath home sits on 2 beautiful acres, offering both privacy and space to enjoy the outdoors. Inside, you'll find a comfortable floor plan, spacious living area, and a kitchen ready for your personal touch. The acreage provides room for a garden, hobbies, or simply relaxing in a peaceful country setting while still being just a short drive to town. There are also a few RV spots or room for extra homes since its unrestricted. A great opportunity for those looking for a home with land in the Harrison Area!

26. 2026-01-14
    price $149,000

    Show marketing remark (578 chars)

    Welcome to 7429 Watts Road in Harrison, AR! This charming 3 bedroom, 1 bath home sits on 2 beautiful acres, offering both privacy and space to enjoy the outdoors. Inside, you'll find a comfortable floor plan, spacious living area, and a kitchen ready for your personal touch. The acreage provides room for a garden, hobbies, or simply relaxing in a peaceful country setting while still being just a short drive to town. There are also a few RV spots or room for extra homes since its unrestricted. A great opportunity for those looking for a home with land in the Harrison Area!

27. 2026-01-14
    price $149,000

    Show marketing remark (578 chars)

    Welcome to 7429 Watts Road in Harrison, AR! This charming 3 bedroom, 1 bath home sits on 2 beautiful acres, offering both privacy and space to enjoy the outdoors. Inside, you'll find a comfortable floor plan, spacious living area, and a kitchen ready for your personal touch. The acreage provides room for a garden, hobbies, or simply relaxing in a peaceful country setting while still being just a short drive to town. There are also a few RV spots or room for extra homes since its unrestricted. A great opportunity for those looking for a home with land in the Harrison Area!

28. 2026-01-14
    price $149,000 578-char remark

    Show marketing remark (578 chars)

    Welcome to 7429 Watts Road in Harrison, AR! This charming 3 bedroom, 1 bath home sits on 2 beautiful acres, offering both privacy and space to enjoy the outdoors. Inside, you'll find a comfortable floor plan, spacious living area, and a kitchen ready for your personal touch. The acreage provides room for a garden, hobbies, or simply relaxing in a peaceful country setting while still being just a short drive to town. There are also a few RV spots or room for extra homes since its unrestricted. A great opportunity for those looking for a home with land in the Harrison Area!

29. 2025-12-18
    price $157,000
30. 2025-12-17
    price $157,000

    Show marketing remark (578 chars)

    Welcome to 7429 Watts Road in Harrison, AR! This charming 3 bedroom, 1 bath home sits on 2 beautiful acres, offering both privacy and space to enjoy the outdoors. Inside, you'll find a comfortable floor plan, spacious living area, and a kitchen ready for your personal touch. The acreage provides room for a garden, hobbies, or simply relaxing in a peaceful country setting while still being just a short drive to town. There are also a few RV spots or room for extra homes since its unrestricted. A great opportunity for those looking for a home with land in the Harrison Area!

31. 2025-12-17
    price $157,000 578-char remark

    Show marketing remark (578 chars)

    Welcome to 7429 Watts Road in Harrison, AR! This charming 3 bedroom, 1 bath home sits on 2 beautiful acres, offering both privacy and space to enjoy the outdoors. Inside, you'll find a comfortable floor plan, spacious living area, and a kitchen ready for your personal touch. The acreage provides room for a garden, hobbies, or simply relaxing in a peaceful country setting while still being just a short drive to town. There are also a few RV spots or room for extra homes since its unrestricted. A great opportunity for those looking for a home with land in the Harrison Area!

32. 2025-09-24
    listed $159,900 Active

    Show marketing remark (578 chars)

    Welcome to 7429 Watts Road in Harrison, AR! This charming 3 bedroom, 1 bath home sits on 2 beautiful acres, offering both privacy and space to enjoy the outdoors. Inside, you'll find a comfortable floor plan, spacious living area, and a kitchen ready for your personal touch. The acreage provides room for a garden, hobbies, or simply relaxing in a peaceful country setting while still being just a short drive to town. There are also a few RV spots or room for extra homes since its unrestricted. A great opportunity for those looking for a home with land in the Harrison Area!

33. 2025-09-24
    listed $159,900 Active 578-char remark

    Show marketing remark (578 chars)

    Welcome to 7429 Watts Road in Harrison, AR! This charming 3 bedroom, 1 bath home sits on 2 beautiful acres, offering both privacy and space to enjoy the outdoors. Inside, you'll find a comfortable floor plan, spacious living area, and a kitchen ready for your personal touch. The acreage provides room for a garden, hobbies, or simply relaxing in a peaceful country setting while still being just a short drive to town. There are also a few RV spots or room for extra homes since its unrestricted. A great opportunity for those looking for a home with land in the Harrison Area!

34. 2025-09-24
    listed $159,900 New Listing

    Show marketing remark (578 chars)

    Welcome to 7429 Watts Road in Harrison, AR! This charming 3 bedroom, 1 bath home sits on 2 beautiful acres, offering both privacy and space to enjoy the outdoors. Inside, you'll find a comfortable floor plan, spacious living area, and a kitchen ready for your personal touch. The acreage provides room for a garden, hobbies, or simply relaxing in a peaceful country setting while still being just a short drive to town. There are also a few RV spots or room for extra homes since its unrestricted. A great opportunity for those looking for a home with land in the Harrison Area!

35. 2017-04-07
    soldstatus $80,000
36. 2016-05-07
    listed $80,500
37. 2005-04-29
    soldstatus $75,000
38. 1999-02-02
    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: $348 · $29/mo
• Projected year-2 tax: $954 · $79/mo
• Expected delta: +$606/yr (+$50/mo · 174.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $15,570
• − Mortgage interest: −$8,346
• − Property taxes: −$348
• − Insurance: −$745
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$4,335
• Taxable loss: −$695
• Est. tax savings @ 24.0%: +$167
• After-tax cash flow: $1,997/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: Harrison School District
• NCES district ID: 0507380
• Math proficiency: 53% ▼ -9.00%
• Reading proficiency: 54% ▼ -6.00%
• Median HH income: $37,726
• Composite: 44.51/100
• National rank: #2796
• State rank: #11 of 238 in AR

Livability — Harrison

• Score: 70/100
• State rank: #52
• US rank: #7654

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 30,180

Population outlook (Boone County) Hauer SSP2

• Today (2025): 37,238 people
• By 2030: 36,808 · -1.2%
• By 2040: 35,597 · -4.4%
• By 2050: 34,197 · -8.2%
• By 2075: 30,503 · -18.1%
• By 2100: 25,797 · -30.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Boone

• 2024 margin: Solid R (+65.0) · D 16.7% · R 81.6% · Other 1.7%
• 2008→2024 swing: -25.3pp toward R · 2008: -39.7pp · 2024: -65.0pp
• All cycles: 2024: R+65.0 2020: R+61.9 2016: R+58.5 2012: R+48.0 2008: R+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.92%
• Current HPI: 247.043
• 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

+170.9% since first listed

23 events — show timeline

• 2026-05-27 Listed $149,000 NEABOR MLS
• 2026-05-19 Relisted — NWARMLS
• 2026-05-19 Listed $149,000 CARMLS
• 2026-05-18 Listed $149,000 MHMLS
• 2026-04-06 Relisted — MHMLS
• 2026-04-06 Listed $149,000 NEABOR MLS
• 2026-03-26 Listing Removed — CARMLS
• 2026-02-25 Contingent — MHMLS
• 2026-02-25 Pending — NWARMLS
• 2026-02-25 Contingent — CARMLS
• 2026-01-14 Price Changed $149,000 CARMLS
• 2026-01-14 Price Changed $149,000 MHMLS
• 2026-01-14 Price Changed $149,000 NWARMLS
• 2025-12-18 Price Changed $157,000 CARMLS
• 2025-12-17 Price Changed $157,000 MHMLS
• 2025-12-17 Price Changed $157,000 NWARMLS
• 2025-09-24 Listed $159,900 MHMLS
• 2025-09-24 Listed $159,900 CARMLS
• 2025-09-24 Listed $159,900 NWARMLS
• 2017-04-07 Sold (MLS) $80,000 NWARMLS
• 2016-05-07 Listed $80,500 NWARMLS
• 2005-04-29 Sold (Public Records) $75,000 Public Records
• 1999-02-02 Sold (Public Records) $55,000 Public Records

Property tax history

-1.5%/yr

Latest (2025): $348 · -22.3% YoY. Source: county tax records.