100 Tamarack · Beebe, AR 72012

$190,000

3 bd · 2.5 ba · 1,256 sqft · SingleFamily public records · 51 Days on market

Built 2004 6,534 sqft lot $151/sqft · at area comps Est $184k · at est.

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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).

• Cash flow +15.5/30.0
• ARV discount +6.0/15.0
• DSCR +4.8/10.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled on a corner lot, this would be the perfect starter home. Located in a quiet cul-de-sac, two-car garage with side entry. This home features all 3-bedrooms and 2 baths upstairs, and a half bath downstairs. The living room has large windows for great natural lighting, fully fenced backyard with plenty of room. Great location, short drive to Little Rock or Searcy. Possible assumption of VA loan to qualified buyer.

Key facts

• Fenced in backyard
• 2 story dream home
• Corner lot

Tags

• CORNER LOT
• FENCED IN BACKYARD
• 2 STORY DREAM HOME

Property features AI

Exterior

• Parking: Attached garage for 2 cars with side entry and automatic door opener
• Utilities: Public sewer; Public water; Municipal electric service (Entergy)
• Home design: Metal/vinyl siding exterior
• Construction: Architectural shingle roof; Slab foundation
• Exterior features: Corner lot, cleared and in a subdivision; Paved road access

Interior

• Kitchen: Free-standing stove; Electric range; Microwave; Dishwasher; Pantry; Refrigerator stays
• Flooring: Carpet; Tile; Concrete
• Bathrooms: Two full bathrooms and one half bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Carpet, tile, and concrete flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $75 ($902/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 $155k (18.4% below list).
• Recommended offer: $155k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.8% in Beebe — 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 66/100 on livability (#114 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Beebe School District (town): math 44% / reading 36% proficiency, ranked #64 of 238 in AR (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Beebe Elementary School (math 50% / reading 35%, grade F, #169 of 454 statewide, top 38%, 871 students, 54% FRL); Beebe Junior High School (math 50% / reading 44%, grade D+, #46 of 201 statewide, top 24%, 519 students, 51% FRL); Beebe High School (math 30% / reading 36%, grade F, #115 of 292 statewide, top 40%, 1,031 students, 42% FRL).
• Market conditions: 151 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 219 units permitted in White County in 2024 (36 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 $6k of value loss. Plan a longer hold.
• White County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 15y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $160k; 19% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,000 (18.4% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 18% 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. 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?
4. 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?
5. 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?
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: 0.82% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.70%
• DSCR: 1.08
• GRM: 10.2

CMA / ARV

• ARV (median comp): $183,686
• List price: $190,000
• Delta: 3.44%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Tamarack Ct	0.06mi	3/2.0	1,270 (+1%)	2mo	$180,000	$142	91
111 Tamarack Ct	0.08mi	3/2.0	1,359 (+8%)	7mo	$195,000	$143	75
103 Lake Ct	0.02mi	3/2.0	1,348 (+7%)	11mo	$169,900	$126	75
213 Pineview Dr	0.08mi	3/2.0	1,319 (+5%)	18mo	$210,000	$159	71
141 Jasmine Ct	0.51mi	3/2.0	1,243 (-1%)	4mo	$185,000	$149	70
101 Jasmine Ct	0.52mi	3/2.0	1,216 (-3%)	1mo	$184,000	$151	67
102 Terrence Dr	0.67mi	3/2.0	1,143 (-9%)	9mo	$173,000	$151	44
101 Terrence Dr	0.70mi	3/2.0	1,143 (-9%)	9mo	$174,900	$153	43
167 Hwy 64 West Rd	0.61mi	3/1.0	1,378 (+10%)	14mo	$159,900	$116	38
106 Terrence Dr	0.69mi	4/2.0 (+1)	1,439 (+15%)	8mo	$185,000	$129	30

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: -13.7%
• Equity multiple: 0.51×
• Total profit: $-26,077
• Equity at exit: $28,330

10-year hold

• IRR: -4.8%
• Equity multiple: 0.68×
• Total profit: $-16,856
• Equity at exit: $16,428

Cash invested: $53,200 (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 72012

• Home prices YoY: -15.4%
• Active inventory: 151
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$74 /mo · $885/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $75

Break-even live

Break-even rent $1,455

Max offer price $190,000

Occupancy floor 90%

Sensitivity live

Price	-10% $183	-5% $129	+0% $75	+5% $21	+10% $-32
Rent	-10% $-47	-5% $14	+0% $75	+5% $136	+10% $198
Rate	-1.0pp $171	-0.5pp $124	base $75	+0.5pp $26	+1.0pp $-24

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 Dogwood St Beebe, AR	4.0	2.0	1589	$1,550	$0.98	25d	1	0.90mi

Listing history 46 events

1. 2026-06-21
   days on market $190,000 Active 51 DOM
2. 2026-06-19
   days on market $190,000 Active 49 DOM
3. 2026-06-18
   days on market $190,000 Active 48 DOM
4. 2026-06-17
   days on market $190,000 Active 47 DOM
5. 2026-06-16
   days on market $190,000 Active 46 DOM
6. 2026-06-15
   days on market $190,000 Active 45 DOM
7. 2026-06-14
   days on market $190,000 Active 43 DOM
8. 2026-06-12
   days on market $190,000 Active 42 DOM
9. 2026-06-09
   days on market $190,000 Active 39 DOM
10. 2026-06-08
    statusdays on market $190,000 Active 38 DOM
11. 2026-06-07
    days on market $190,000 Price Change 37 DOM
12. 2026-06-05
    days on market $190,000 Price Change 34 DOM
13. 2026-06-03
    days on market $190,000 Price Change 33 DOM
14. 2026-06-02
    days on market $190,000 Price Change 32 DOM
15. 2026-06-01
    pricestatusdays on market $190,000 Price Change 31 DOM
16. 2026-05-31
    days on market $200,000 Active 30 DOM
17. 2026-05-30
    days on market $200,000 Active 29 DOM
18. 2026-05-01
    listed $200,000 New Listing 402-char remark
19. 2023-10-24
    soldstatus $159,900
20. 2023-10-20
    soldstatus $159,900 Sold 421-char remark

    Show marketing remark (421 chars)

    Nestled on a corner lot, this would be the perfect starter home. Located in a quiet cul-de-sac, two-car garage with side entry. This home features all 3-bedrooms and 2 baths upstairs, and a half bath downstairs. The living room has large windows for great natural lighting, fully fenced backyard with plenty of room. Great location, short drive to Little Rock or Searcy. Possible assumption of VA loan to qualified buyer.

21. 2023-10-17
    status Under Contract 421-char remark

    Show marketing remark (421 chars)

    Nestled on a corner lot, this would be the perfect starter home. Located in a quiet cul-de-sac, two-car garage with side entry. This home features all 3-bedrooms and 2 baths upstairs, and a half bath downstairs. The living room has large windows for great natural lighting, fully fenced backyard with plenty of room. Great location, short drive to Little Rock or Searcy. Possible assumption of VA loan to qualified buyer.

22. 2023-09-18
    historical Take Backups 421-char remark

    Show marketing remark (421 chars)

    Nestled on a corner lot, this would be the perfect starter home. Located in a quiet cul-de-sac, two-car garage with side entry. This home features all 3-bedrooms and 2 baths upstairs, and a half bath downstairs. The living room has large windows for great natural lighting, fully fenced backyard with plenty of room. Great location, short drive to Little Rock or Searcy. Possible assumption of VA loan to qualified buyer.

23. 2023-09-15
    price $159,900 421-char remark

    Show marketing remark (421 chars)

    Nestled on a corner lot, this would be the perfect starter home. Located in a quiet cul-de-sac, two-car garage with side entry. This home features all 3-bedrooms and 2 baths upstairs, and a half bath downstairs. The living room has large windows for great natural lighting, fully fenced backyard with plenty of room. Great location, short drive to Little Rock or Searcy. Possible assumption of VA loan to qualified buyer.

24. 2023-08-18
    status Back on Market 421-char remark

    Show marketing remark (421 chars)

    Nestled on a corner lot, this would be the perfect starter home. Located in a quiet cul-de-sac, two-car garage with side entry. This home features all 3-bedrooms and 2 baths upstairs, and a half bath downstairs. The living room has large windows for great natural lighting, fully fenced backyard with plenty of room. Great location, short drive to Little Rock or Searcy. Possible assumption of VA loan to qualified buyer.

25. 2023-07-29
    historical Take Backups 421-char remark

    Show marketing remark (421 chars)

    Nestled on a corner lot, this would be the perfect starter home. Located in a quiet cul-de-sac, two-car garage with side entry. This home features all 3-bedrooms and 2 baths upstairs, and a half bath downstairs. The living room has large windows for great natural lighting, fully fenced backyard with plenty of room. Great location, short drive to Little Rock or Searcy. Possible assumption of VA loan to qualified buyer.

26. 2023-07-28
    status Under Contract 421-char remark

    Show marketing remark (421 chars)

    Nestled on a corner lot, this would be the perfect starter home. Located in a quiet cul-de-sac, two-car garage with side entry. This home features all 3-bedrooms and 2 baths upstairs, and a half bath downstairs. The living room has large windows for great natural lighting, fully fenced backyard with plenty of room. Great location, short drive to Little Rock or Searcy. Possible assumption of VA loan to qualified buyer.

27. 2023-07-15
    price $169,900 421-char remark

    Show marketing remark (421 chars)

    Nestled on a corner lot, this would be the perfect starter home. Located in a quiet cul-de-sac, two-car garage with side entry. This home features all 3-bedrooms and 2 baths upstairs, and a half bath downstairs. The living room has large windows for great natural lighting, fully fenced backyard with plenty of room. Great location, short drive to Little Rock or Searcy. Possible assumption of VA loan to qualified buyer.

28. 2023-06-26
    listed $179,900 New Listing 421-char remark

    Show marketing remark (421 chars)

    Nestled on a corner lot, this would be the perfect starter home. Located in a quiet cul-de-sac, two-car garage with side entry. This home features all 3-bedrooms and 2 baths upstairs, and a half bath downstairs. The living room has large windows for great natural lighting, fully fenced backyard with plenty of room. Great location, short drive to Little Rock or Searcy. Possible assumption of VA loan to qualified buyer.

29. 2022-11-08
    soldstatus $150,000
30. 2022-11-04
    status Under Contract

    Show marketing remark (389 chars)

    Two story home featuring all bedrooms and two baths upstairs, one half bath downstairs. The large windows in the living room allow lots of natural light. This home has a side-entry, 2 car garage nestled on a corner lot. Perfect starter home in a great location on a quiet, cul-da-sac. This home has a perfect sized fully fenced in backyard with plenty of space! Agents, please see remarks.

31. 2022-10-28
    soldstatus $150,000 Sold

    Show marketing remark (389 chars)

    Two story home featuring all bedrooms and two baths upstairs, one half bath downstairs. The large windows in the living room allow lots of natural light. This home has a side-entry, 2 car garage nestled on a corner lot. Perfect starter home in a great location on a quiet, cul-da-sac. This home has a perfect sized fully fenced in backyard with plenty of space! Agents, please see remarks.

32. 2022-09-21
    historical Take Backups

    Show marketing remark (389 chars)

    Two story home featuring all bedrooms and two baths upstairs, one half bath downstairs. The large windows in the living room allow lots of natural light. This home has a side-entry, 2 car garage nestled on a corner lot. Perfect starter home in a great location on a quiet, cul-da-sac. This home has a perfect sized fully fenced in backyard with plenty of space! Agents, please see remarks.

33. 2022-09-14
    status Back on Market

    Show marketing remark (389 chars)

    Two story home featuring all bedrooms and two baths upstairs, one half bath downstairs. The large windows in the living room allow lots of natural light. This home has a side-entry, 2 car garage nestled on a corner lot. Perfect starter home in a great location on a quiet, cul-da-sac. This home has a perfect sized fully fenced in backyard with plenty of space! Agents, please see remarks.

34. 2022-08-29
    historical Take Backups

    Show marketing remark (389 chars)

    Two story home featuring all bedrooms and two baths upstairs, one half bath downstairs. The large windows in the living room allow lots of natural light. This home has a side-entry, 2 car garage nestled on a corner lot. Perfect starter home in a great location on a quiet, cul-da-sac. This home has a perfect sized fully fenced in backyard with plenty of space! Agents, please see remarks.

35. 2022-08-27
    status Back on Market

    Show marketing remark (389 chars)

    Two story home featuring all bedrooms and two baths upstairs, one half bath downstairs. The large windows in the living room allow lots of natural light. This home has a side-entry, 2 car garage nestled on a corner lot. Perfect starter home in a great location on a quiet, cul-da-sac. This home has a perfect sized fully fenced in backyard with plenty of space! Agents, please see remarks.

36. 2022-08-24
    historical Take Backups

    Show marketing remark (389 chars)

    Two story home featuring all bedrooms and two baths upstairs, one half bath downstairs. The large windows in the living room allow lots of natural light. This home has a side-entry, 2 car garage nestled on a corner lot. Perfect starter home in a great location on a quiet, cul-da-sac. This home has a perfect sized fully fenced in backyard with plenty of space! Agents, please see remarks.

37. 2022-08-22
    listed $150,000 New Listing

    Show marketing remark (389 chars)

    Two story home featuring all bedrooms and two baths upstairs, one half bath downstairs. The large windows in the living room allow lots of natural light. This home has a side-entry, 2 car garage nestled on a corner lot. Perfect starter home in a great location on a quiet, cul-da-sac. This home has a perfect sized fully fenced in backyard with plenty of space! Agents, please see remarks.

38. 2020-09-21
    soldstatus $119,500
39. 2016-03-17
    historical
40. 2015-11-20
    price $109,000
41. 2015-08-18
    listed $105,000 New Listing
42. 2011-07-05
    soldstatus $105,000
43. 2011-06-30
    soldstatus $105,000
44. 2011-06-04
    historical
45. 2011-01-01
    listed $109,900
46. 2004-09-01
    soldstatus $87,000

ⓘ 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: $885 · $74/mo
• Projected year-2 tax: $1,216 · $101/mo
• Expected delta: +$331/yr (+$28/mo · 37.4%)

ⓘ 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 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,600
• − Mortgage interest: −$10,643
• − Property taxes: −$885
• − Insurance: −$950
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$5,527
• Taxable loss: −$2,382
• Est. tax savings @ 24.0%: +$572
• After-tax cash flow: $1,474/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: Beebe School District
• NCES district ID: 0502880
• Math proficiency: 44% ▼ -10.00%
• Reading proficiency: 36% ▼ -7.00%
• Median HH income: $45,433
• Composite: 34.1/100
• National rank: #5293
• State rank: #64 of 238 in AR

Livability — Beebe

• Score: 66/100
• State rank: #114
• US rank: #11235

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beebe, AR
• Population (ZIP): 13,663

Population outlook (White County) Hauer SSP2

• Today (2025): 82,310 people
• By 2030: 83,861 · +1.9%
• By 2040: 86,492 · +5.1%
• By 2050: 88,246 · +7.2%
• By 2075: 91,307 · +10.9%
• By 2100: 91,548 · +11.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 3% Black 1%
• Common ancestry: Slovak 3% Italian 2% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · White

• 2024 margin: Solid R (+61.2) · D 18.3% · R 79.5% · Other 2.2%
• 2008→2024 swing: -14.0pp toward R · 2008: -47.2pp · 2024: -61.2pp
• All cycles: 2024: R+61.2 2020: R+58.9 2016: R+57.9 2012: R+53.7 2008: R+47.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.40%
• Current HPI: 221.5962
• 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

+118.4% since first listed

30 events — show timeline

• 2026-06-01 Price Changed $190,000 CARMLS
• 2026-05-01 Listed $200,000 CARMLS
• 2023-10-24 Sold (Public Records) $159,900 Public Records
• 2023-10-20 Sold (MLS) $159,900 CARMLS
• 2023-10-17 Pending — CARMLS
• 2023-09-18 Contingent — CARMLS
• 2023-09-15 Price Changed $159,900 CARMLS
• 2023-08-18 Relisted — CARMLS
• 2023-07-29 Contingent — CARMLS
• 2023-07-28 Pending — CARMLS
• 2023-07-15 Price Changed $169,900 CARMLS
• 2023-06-26 Listed $179,900 CARMLS
• 2022-11-08 Sold (Public Records) $150,000 Public Records
• 2022-11-04 Pending — CARMLS
• 2022-10-28 Sold (MLS) $150,000 CARMLS
• 2022-09-21 Contingent — CARMLS
• 2022-09-14 Relisted — CARMLS
• 2022-08-29 Contingent — CARMLS
• 2022-08-27 Relisted — CARMLS
• 2022-08-24 Contingent — CARMLS
• 2022-08-22 Listed $150,000 CARMLS
• 2020-09-21 Sold (Public Records) $119,500 Public Records
• 2016-03-17 Listing Removed — CARMLS
• 2015-11-20 Price Changed $109,000 CARMLS
• 2015-08-18 Listed $105,000 CARMLS
• 2011-07-05 Sold (Public Records) $105,000 Public Records
• 2011-06-30 Sold (MLS) $105,000 CARMLS
• 2011-06-04 Listing Removed — CARMLS
• 2011-01-01 Listed $109,900 CARMLS
• 2004-09-01 Sold (Public Records) $87,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $885 · +0.0% YoY. Source: county tax records.