1309 Old Hwy 124 · Russellville, AR 72802

$157,000

3 bd · 2.0 ba · 1,496 sqft · SingleFamily public records · 3 Days on market

Built 1923 2.00 ac lot Est $199k · 21% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• DSCR +4.5/10.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled on approximately 2 acres, 1309 Old Highway 124 offers the perfect blend of country charm and convenience. Surrounded by open space and mature trees, this property provides plenty of room to enjoy outdoor living, gardening, recreation, or future possibilities. Located just minutes from Russellville, you'll appreciate the peaceful setting while maintaining easy access to shopping, dining, schools, and everyday amenities. Whether you're looking for a place to call home or a property with room to grow, this acreage offers endless potential in a desirable location.

Key facts

• Easy access
• 2 acres
• Peaceful setting

Tags

• 2 ACRES
• OUTDOOR LIVING
• MATURE TREES
• PEACEFUL SETTING
• EASY ACCESS

Property features AI

Finance

• HOA & community: Association fees billed monthly

Exterior

• Parking: Attached covered parking (1 space)
• Utilities: Electricity available; Water available (public and well)
• Home design: Single-story; Brick construction; Asphalt shingle roof; Crawlspace foundation; Property fronts a highway and a shared road; Cleared lot outside city limits (2 acres)
• Construction: Built with brick; Asphalt shingle roof; Crawlspace foundation
• Exterior features: Gravel driveway; Back yard fencing; Outbuilding

Interior

• Kitchen: Electric cooktop; Electric oven
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Window air conditioning units
• Interior features: Blinds; Ceiling fan(s); Window treatments
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $157k.

Deal economics

• At list price, monthly cash flow is $41 ($494/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 $122k (22.2% below list).
• Recommended offer: $122k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.5% in Russellville — 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 77/100 on livability (#10 in AR, #3,049 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: commute F, employment F.
• Russellville School District (town): math 46% / reading 45% proficiency, ranked #38 of 238 in AR (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 218 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 55 units permitted in Pope County in 2024 (0 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 $5k of value loss. Plan a longer hold.
• Pope County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $80k; list at $157k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• 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 $122,157 (22.2% below list)

Questions for the listing agent

1. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.78% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.12%
• DSCR: 1.05
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $198,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1507 N Jackson Ave	0.38mi	3/2.0	1,486 (-1%)	1mo	$155,000	$104	80
88 Church St	0.41mi	3/1.0	1,504 (+0%)	6mo	$130,000	$86	71
2006 University Dr	0.30mi	3/2.0	1,560 (+4%)	11mo	$166,000	$106	70
1514 N Jackson Ave	0.32mi	3/2.0	1,431 (-4%)	10mo	$185,700	$130	70
1504 N Louisville Ave	0.37mi	3/2.0	1,497 (+0%)	22mo	$204,000	$136	64
1421 N Greenwich Ave	0.56mi	3/1.5	1,440 (-4%)	9mo	$165,000	$115	58
1513 N Jackson Ave	0.34mi	3/2.0	1,312 (-12%)	9mo	$180,000	$137	56
1220 E Date	0.70mi	3/2.0	1,608 (+8%)	3mo	$265,000	$165	52
1220 Parker Rd	0.59mi	3/1.5	1,440 (-4%)	20mo	$192,000	$133	48
510 E O St	0.69mi	3/2.0	1,328 (-11%)	4mo	$165,000	$124	45
1217 E Date St	0.74mi	3/2.0	1,550 (+4%)	20mo	$252,000	$163	43
2801 N Louisville Ave	0.71mi	3/2.0	1,710 (+14%)	11mo	$259,900	$152	33

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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-22,898
• Equity at exit: $23,409

10-year hold

• IRR: -6.0%
• Equity multiple: 0.62×
• Total profit: $-16,889
• Equity at exit: $13,574

Cash invested: $43,960 (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 72802

• Home prices YoY: -14.1%
• Active inventory: 218
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,222 medium
• Mortgage (P&I): −$823
• Tax from tax record: −$35 /mo · $421/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $41

Break-even live

Break-even rent $1,169

Max offer price $157,000

Occupancy floor 92%

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
922 N Sidney Ave Russellville, AR	1.0–2.0	1.0–2.0	762	$910	$1.19	44d	1	0.89mi

Listing history 4 events

1. 2026-06-19
   days on market $157,000 Active 3 DOM
2. 2026-06-18
   days on market $157,000 Active 2 DOM
3. 2026-06-17
   remarks 574-char remark
4. 2026-06-17
   listed $157,000 Active 1 DOM

ⓘ 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: $421 · $35/mo
• Projected year-2 tax: $1,005 · $84/mo
• Expected delta: +$583/yr (+$49/mo · 138.5%)

ⓘ 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 7/10 Severe 7 d/yr ≥112°F today · 19 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: $14,659
• − Mortgage interest: −$8,794
• − Property taxes: −$421
• − Insurance: −$785
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$4,567
• Taxable loss: −$2,255
• Est. tax savings @ 24.0%: +$541
• After-tax cash flow: $1,035/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: Russellville School District
• NCES district ID: 0512060
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $38,619
• Composite: 37.98/100
• National rank: #4293
• State rank: #38 of 238 in AR

Livability — Russellville

• Score: 77/100
• State rank: #10
• US rank: #3049

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Russellville, AR
• County: Pope County · 42,302 people
• City population: 42,302
• Metro: Russellville, AR
• Population (ZIP): 23,283
• Household income: $64,110
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 404.0

Population outlook (Pope County) Hauer SSP2

• Today (2025): 66,303 people
• By 2030: 67,635 · +2.0%
• By 2040: 70,046 · +5.6%
• By 2050: 72,107 · +8.8%
• By 2075: 78,042 · +17.7%
• By 2100: 82,343 · +24.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 11% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 8% French/Haitian/Cajun 1%

Political lean MEDSL · Pope

• 2024 margin: Solid R (+52.2) · D 22.7% · R 74.9% · Other 2.4%
• 2008→2024 swing: -8.9pp toward R · 2008: -43.3pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+50.4 2016: R+50.5 2012: R+47.2 2008: R+43.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -37.02%
• Current HPI: 225.2177
• Rent YoY: —
• Metro: Russellville, AR
• 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

+96.2% since first listed

2 events — show timeline

• 2026-06-16 Listed $157,000 NWARMLS
• 1996-10-06 Sold (Public Records) $80,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $421 · -19.2% YoY. Source: county tax records.