111 Airport Rd · Diamond City, AR 72644

$77,500

2 bd · 1.0 ba · 576 sqft · SingleFamily public records · 92 Days on market

7,640 sqft 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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• 1% rule +5.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

This cute 2BR 1BA home is 5 minutes from the lake, campground and marina. An 18-hole Golf Course is also only 5 minutes away. Detached garage is perfect for a Jet Ski, small boat, car, or hobby room. Sit on the huge covered back deck relax! This home is very comfortable inside, sits on a blacktop street is priced to move!!

Key facts

• 18 hole golf course
• Detached garage
• 7,640 sq ft lot

Tags

• 5 MINUTES FROM THE LAKE
• 5 MINUTES FROM CAMPGROUND
• 5 MINUTES FROM MARINA
• 18 HOLE GOLF COURSE
• DETACHED GARAGE
• HUGE COVERED BACK DECK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($797 rent vs $78k).
• Recommended offer: $71k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 2.4% in Diamond City — 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 (#107 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Lead Hill School District (rural): math 25% / reading 32% proficiency, ranked #166 of 238 in AR (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 84 active listings in the ZIP; 92 units permitted in Boone County in 2024 (72 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($536 loan paydown + $4k appreciation (4.7% local appreciation)).
• Boone County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($71k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,525 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
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: 1.03% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.26%
• DSCR: 1.41
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 2.25×
• Total profit: $27,170
• Equity at exit: $42,507

10-year hold

• IRR: 20.1%
• Equity multiple: 4.39×
• Total profit: $73,514
• Equity at exit: $72,220

Cash invested: $21,700 (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 72644

• Home prices YoY: 2.1%
• Active inventory: 84
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $797 medium
• Mortgage (P&I): −$406
• Tax from tax record: −$24 /mo · $283/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$167
• Net cashflow: $167

Break-even live

Break-even rent $585

Max offer price $77,500

Occupancy floor 74%

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: $19,375
• Closing costs: $2,325
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $77,500 Active 92 DOM
2. 2026-06-18
   days on market $77,500 Active 91 DOM
3. 2026-06-17
   days on market $77,500 Active 90 DOM
4. 2026-06-16
   days on market $77,500 Active 89 DOM
5. 2026-06-15
   days on market $77,500 Active 88 DOM
6. 2026-06-14
   days on market $77,500 Active 86 DOM
7. 2026-06-12
   days on market $77,500 Active 85 DOM
8. 2026-06-09
   days on market $77,500 Active 82 DOM
9. 2026-06-08
   days on market $77,500 Active 81 DOM
10. 2026-06-07
    days on market $77,500 Active 80 DOM
11. 2026-06-04
    pricedays on market $77,500 Active 76 DOM
12. 2026-06-02
    days on market $82,900 Active 75 DOM
13. 2026-06-01
    days on market $82,900 Active 74 DOM
14. 2026-05-31
    days on market $82,900 Active 73 DOM
15. 2026-05-31
    days on market $82,900 Active 72 DOM
16. 2026-03-19
    listed $82,900 Active 324-char remark

    Show marketing remark (324 chars)

    This cute 2BR 1BA home is 5 minutes from the lake, campground and marina. An 18-hole Golf Course is also only 5 minutes away. Detached garage is perfect for a Jet Ski, small boat, car, or hobby room. Sit on the huge covered back deck relax! This home is very comfortable inside, sits on a blacktop street is priced to move!!

ⓘ 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: $283 · $24/mo
• Projected year-2 tax: $496 · $41/mo
• Expected delta: +$213/yr (+$18/mo · 75.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,566
• − Mortgage interest: −$4,341
• − Property taxes: −$283
• − Insurance: −$388
• − Repairs & maintenance: −$765
• − Management: −$765
• − Depreciation: −$2,255
• Taxable income: $769
• Est. tax owed @ 24.0%: −$185
• After-tax cash flow: $1,825/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: Lead Hill School District
• NCES district ID: 0503420
• Math proficiency: 25% ▼ -8.00%
• Reading proficiency: 32% ▼ -14.00%
• Median HH income: $32,310
• Composite: 23.24/100
• National rank: #7935
• State rank: #166 of 238 in AR

Livability — Diamond City

• Score: 67/100
• State rank: #107
• US rank: #10788

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Diamond City, AR
• City population: 123
• Population (ZIP): 2,640

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 (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 2% Black 1%
• Common ancestry: Lithuanian 7% Slovak 3% Portuguese 2%
• Foreign-born: 1% · Canada

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: ▲ 4.70%
• Current HPI: 226.9247
• 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

• 2026-03-19 Listed $82,900 NWARMLS

Property tax history

+2.5%/yr

Latest (2025): $283 · +0.0% YoY. Source: county tax records.