1803 Oakview Dr · Lavaca, AR 72941

$1

3 bd · 2.0 ba · 1,658 sqft · SingleFamily public records · 24 Days on market

Built 1991 0.38 ac lot

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Auction 5/29/2026 @ 11 am. This charming and recently remodeled 1,658 sf brick home is a standout opportunity for homeowners and investors alike. Situated on a spacious corner lot, the three-bedroom, two-bathroom residence features a fresh interior with new paint and durable vinyl plank flooring throughout. The heart of the home is a large, open living room anchored by a cozy fireplace, providing an inviting space for relaxation or entertaining. The property is equally impressive outside, offering a private backyard enclosed by a sturdy privacy fence and a convenient two-car garage. Also included are two shop buildings equipped with roll-up doors, perfect for storage, projects, or equipment

Key facts

• Recently remodeled
• Private backyard
• Sturdy privacy fence

Tags

• RECENTLY REMODELED
• SPACIOUS CORNER LOT
• LARGE OPEN LIVING ROOM
• COZY FIREPLACE
• PRIVATE BACKYARD
• STURDY PRIVACY FENCE

Property features AI

Exterior

• Parking: Attached garage with 2 covered spaces; Concrete driveway; Garage door opener
• Utilities: Public water; Electricity available; Natural gas available
• Home design: Single family house; One story; Slab foundation
• Construction: Brick construction; Shingle roof; Built as a house
• Exterior features: Covered patio/porch; Privacy wood fencing; Back yard fencing; Outbuilding

Interior

• Kitchen: Dishwasher; Microwave; Oven
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Ceiling fan(s); Eat-in kitchen; Gas water heater; Family room fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $271,912 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($750 rent vs $1).
• Cap rate 0.6% vs local median 2.0% in Lavaca — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 78/100 on livability (#5 in AR, #2,687 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Lavaca School District (rural): math 36% / reading 39% proficiency, ranked #77 of 238 in AR (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lavaca Elementary School (math 57% / reading 42%, grade D, #93 of 454 statewide, top 23%, 346 students, 56% FRL); Lavaca Middle School (math 32% / reading 35%, grade F, #129 of 201 statewide, top 64%, 231 students, 48% FRL); Lavaca High School (math 27% / reading 47%, grade F, #64 of 292 statewide, top 26%, 260 students, 44% FRL).
• Market conditions: 61 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 388 units permitted in Sebastian County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $27k appreciation (10.0% local appreciation)).
• Sebastian County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 407868.0% of price.
• Climate carrying-cost: major 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 $1

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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.28% ✗
• Cap rate: 0.61%
• Cash-on-cash: -20.28%
• DSCR: 0.10
• GRM: 30.2

CMA / ARV

• ARV (on-the-fly): $271,912
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
906 Jessie Dr	0.21mi	3/2.0	1,688 (+2%)	3mo	$275,000	$163	85
200 Kelly Cir	0.31mi	3/2.0	1,642 (-1%)	8mo	$250,000	$152	78
109 Adams St	0.11mi	3/2.0	1,710 (+3%)	16mo	$230,000	$135	76
414 Kyla Marie Ct	0.51mi	3/2.0	1,658 (0%)	3mo	$285,000	$172	73
907 Village Dr	0.25mi	3/2.0	1,542 (-7%)	12mo	$199,900	$130	66
605 Highway 96	0.30mi	3/2.0	1,743 (+5%)	15mo	$250,000	$143	65
510 Kyla Marie	0.52mi	3/2.0	1,759 (+6%)	4mo	$306,500	$174	62
510 Caseys Ct	0.45mi	3/2.0	1,490 (-10%)	7mo	$245,000	$164	56
2301 Joyce Dr	0.41mi	3/2.0	1,860 (+12%)	10mo	$310,000	$167	52
201 Kelly Cir	0.34mi	3/2.0	1,900 (+15%)	12mo	$263,000	$138	50
301 Rock Cir	0.68mi	3/2.0	1,495 (-10%)	17mo	$275,000	$184	38
414 Stoneledge Dr	0.57mi	3/2.0	1,893 (+14%)	16mo	$367,500	$194	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.4%
• Equity multiple: 1.87×
• Total profit: $66,156
• Equity at exit: $244,960

10-year hold

• IRR: 11.5%
• Equity multiple: 4.41×
• Total profit: $259,283
• Equity at exit: $528,265

Cash invested: $76,135 (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 72941

• Home prices YoY: 5.0%
• Active inventory: 61

Monthly cashflow live

• Estimated rent: $750 medium
• Mortgage (P&I): −$1,426
• Tax est. 1.5%: −$340 /mo · $4,079/yr
• Insurance: −$113
• HOA: −$0
• Vacancy / Maint / Mgmt: −$158
• Net cashflow: $-1,287

Break-even live

Break-even rent $2,379

Max offer price $85,736

Occupancy floor —

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: $67,978
• Closing costs: $8,157
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1307 W Main St Unit 53 Lavaca, AR	3.0	2.0	1280	$750	$0.59	44d	1	0.28mi

Listing history 4 events

1. 2026-05-05
   listed $1 Active
2. 2010-08-30
   soldstatus $135,000
3. 1992-02-27
   soldstatus $73,000
4. 1989-08-14
   soldstatus $62,000

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,000
• − Mortgage interest: −$15,231
• − Property taxes: −$4,079
• − Insurance: −$1,360
• − Repairs & maintenance: −$720
• − Management: −$720
• − Depreciation: −$7,910
• Taxable loss: −$21,020
• Est. tax savings @ 24.0%: +$5,045
• After-tax cash flow: $-10,395/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: Lavaca School District
• NCES district ID: 0508730
• Math proficiency: 36% ▼ -15.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $51,457
• Composite: 32.55/100
• National rank: #5687
• State rank: #77 of 238 in AR

Livability — Lavaca

• Score: 78/100
• State rank: #5
• US rank: #2687

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lavaca, AR
• Population (ZIP): 4,775

Population outlook (Sebastian County) Hauer SSP2

• Today (2025): 133,992 people
• By 2030: 136,620 · +2.0%
• By 2040: 140,832 · +5.1%
• By 2050: 143,301 · +6.9%
• By 2075: 147,964 · +10.4%
• By 2100: 145,848 · +8.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Slovak 2% Iranian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Sebastian

• 2024 margin: Solid R (+37.5) · D 30.0% · R 67.6% · Other 2.4%
• 2008→2024 swing: -2.9pp toward R · 2008: -34.6pp · 2024: -37.5pp
• All cycles: 2024: R+37.5 2020: R+35.5 2016: R+38.1 2012: R+37.1 2008: R+34.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.99%
• Current HPI: 376.37
• 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

+117.7% since first listed

4 events — show timeline

• 2026-05-05 Listed $1 WRVBOR
• 2010-08-30 Sold (Public Records) $135,000 Public Records
• 1992-02-27 Sold (Public Records) $73,000 Public Records
• 1989-08-14 Sold (Public Records) $62,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $2,482 · +400.8% YoY. Source: county tax records.