1011 N Pine · Harrison, AR 72601

$102,000

2 bd · 1.0 ba · 820 sqft · SingleFamily public records · 8 Days on market

5,227 sqft lot Est $106k · 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 +12.7/30.0
• ARV discount +9.1/15.0
• Schools +4.5/10.0
• Appreciation +4.0/10.0
• DSCR +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

Cute little 2 bed 1 bath. Would make a great rental property or suit first time home buyers!

Key facts

• 5,227 sq ft lot
• Parking
• Listed 8 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $102k.

Deal economics

• At list price, monthly cash flow is $-12 ($-143/yr) — negative.
• To cash-flow at today's rent, offer at most $100k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $76k (25.7% below list).
• Recommended offer: $76k (25.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Skyline Heights Elem. School (math 67% / reading 52%, grade B-, #38 of 454 statewide, top 9%, 468 students, 61% 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; 2 comparable units currently listed for rent nearby; 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 $705 of loan paydown is wiped out by about $2k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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 $55k; list at $102k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,799 (25.7% below list)

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.74% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.50%
• DSCR: 0.98
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $105,780
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1011 N Pine	0.00mi	2/1.0	820 (0%)	1mo	$97,000	$118	99
717 Smythe	0.27mi	2/1.0	768 (-6%)	1mo	$137,500	$179	76
705 Oak St	0.39mi	2/1.0	792 (-3%)	5mo	$112,000	$141	72
617 W Holt Ave	0.17mi	2/1.0	864 (+5%)	17mo	$81,000	$94	69
725 W Holt Ave	0.27mi	2/1.0	920 (+12%)	0mo	$74,000	$80	67
418 N Robinson St	0.64mi	2/1.0	816 (-0%)	7mo	$100,000	$123	63
1003 Maple St	0.13mi	3/1.0 (+1)	896 (+9%)	13mo	$90,000	$100	63
607 N Sycamore St	0.40mi	2/1.0	761 (-7%)	14mo	$65,000	$85	58
119 N Oak St	0.70mi	2/1.0	864 (+5%)	1mo	$124,000	$144	58
419 Center Ave	0.75mi	2/1.0	856 (+4%)	7mo	$110,500	$129	52
723 W Stephenson Ave	0.70mi	3/1.0 (+1)	816 (-0%)	14mo	$112,000	$137	50
801 N Rowland St	0.63mi	2/1.0	936 (+14%)	7mo	$132,500	$142	41

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

Projected returns pro-forma

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

5-year hold

• IRR: -11.1%
• Equity multiple: 0.56×
• Total profit: $-12,664
• Equity at exit: $20,178

10-year hold

• IRR: -3.5%
• Equity multiple: 0.72×
• Total profit: $-8,013
• Equity at exit: $17,597

Cash invested: $28,560 (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: 11.2×

Monthly cashflow live

• Estimated rent: $758 medium
• Mortgage (P&I): −$535
• Tax from tax record: −$33 /mo · $400/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$159
• Net cashflow: $-12

Break-even live

Break-even rent $773

Max offer price $99,889

Occupancy floor 97%

Sensitivity live

Price	-10% $46	-5% $17	+0% $-12	+5% $-41	+10% $-70
Rent	-10% $-72	-5% $-42	+0% $-12	+5% $18	+10% $48
Rate	-1.0pp $39	-0.5pp $14	base $-12	+0.5pp $-38	+1.0pp $-65

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: $25,500
• Closing costs: $3,060
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 N Cherry St Unit A Harrison, AR	2.0	1.0	1000	$750	$0.75	45d	1	0.06mi
1502 Dawson Dr Harrison, AR	1.0	1.0	660	$825	$1.25	45d	1	0.82mi

Listing history 7 events

1. 2026-04-22
   status Pending
2. 2026-04-13
   listed $102,000 Active
3. 2022-02-18
   soldstatus $55,000
4. 2022-02-15
   soldstatus $55,000 Closed 92-char remark

   Show marketing remark (92 chars)

   Cute little 2 bed 1 bath. Would make a great rental property or suit first time home buyers!

5. 2021-12-09
   historical 92-char remark

   Show marketing remark (92 chars)

   Cute little 2 bed 1 bath. Would make a great rental property or suit first time home buyers!

6. 2021-12-08
   listed $65,000

   Show marketing remark (92 chars)

   Cute little 2 bed 1 bath. Would make a great rental property or suit first time home buyers!

7. 2021-12-08
   listed $65,000 92-char remark

   Show marketing remark (92 chars)

   Cute little 2 bed 1 bath. Would make a great rental property or suit first time home buyers!

ⓘ 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: $400 · $33/mo
• Projected year-2 tax: $653 · $54/mo
• Expected delta: +$252/yr (+$21/mo · 63.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 22 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: $9,096
• − Mortgage interest: −$5,714
• − Property taxes: −$400
• − Insurance: −$510
• − Repairs & maintenance: −$728
• − Management: −$728
• − Depreciation: −$2,967
• Taxable loss: −$1,951
• Est. tax savings @ 24.0%: +$468
• After-tax cash flow: $325/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

• Census place: Harrison, AR
• 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

+56.9% since first listed

7 events — show timeline

• 2026-04-22 Pending — NWARMLS
• 2026-04-13 Listed $102,000 NWARMLS
• 2022-02-18 Sold (MLS) $55,000 NWARMLS
• 2022-02-15 Sold (MLS) $55,000 NWARMLS
• 2021-12-09 Delisted — NWARMLS
• 2021-12-08 Listed $65,000 NWARMLS
• 2021-12-08 Listed $65,000 NWARMLS

Property tax history

+1.6%/yr

Latest (2025): $400 · +0.0% YoY. Source: county tax records.