6677 Highway 21 · Oak Grove, AR 72616

$179,900

3 bd · 2.0 ba · 1,852 sqft · SingleFamily public records · 246 Days on market

Built 1985 2.25 ac lot $97/sqft · 47% below area Est $337k · 47% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.4/30.0
• Appreciation +10.0/10.0
• DSCR +3.7/10.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great Investment Opportunity! This 1,852 sq. ft. home on approximately 2.25 acres is ready for your finishing touches. Major updates are already completed, including a new roof (2020) and new central heat & air. Several building materials and brand-new appliances are on site and included. Shared Well. Conveniently located right off Highway 21 N, this property is priced to sell! With completion, it could quickly increase in value—perfect for resale or as an income-producing rental.

Key facts

• Shared well
• New roof
• Conveniently located

Tags

• NEW ROOF
• NEW CENTRAL HEAT AND AIR
• SHARED WELL
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (24.9% below list).
• Recommended offer: $135k (24.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#370 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Berryville School District (town): math 31% / reading 31% proficiency, ranked #148 of 238 in AR (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 117 active listings in the ZIP; 30 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Carroll County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, 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 246 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $65k; list at $180k implies a 177% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,170 (24.9% 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. It's been on market 246 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.73%
• DSCR: 0.97
• GRM: 11.1

CMA / ARV

• ARV (median comp): $337,327
• List price: $179,900
• Delta: -46.67%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 22.6%
• Equity multiple: 2.82×
• Total profit: $91,773
• Equity at exit: $162,068

10-year hold

• IRR: 20.2%
• Equity multiple: 6.46×
• Total profit: $275,058
• Equity at exit: $349,506

Cash invested: $50,372 (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 72616

• Home prices YoY: 15.2%
• Active inventory: 117
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,352 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$80 /mo · $960/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $-97

Break-even live

Break-even rent $1,474

Max offer price $162,765

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $179,900 Active 246 DOM
2. 2026-06-18
   days on market $179,900 Active 245 DOM
3. 2026-06-17
   days on market $179,900 Active 244 DOM
4. 2026-06-16
   days on market $179,900 Active 243 DOM
5. 2026-06-15
   days on market $179,900 Active 242 DOM
6. 2026-06-14
   days on market $179,900 Active 240 DOM
7. 2026-06-12
   days on market $179,900 Active 239 DOM
8. 2026-06-09
   days on market $179,900 Active 236 DOM
9. 2026-06-08
   days on market $179,900 Active 235 DOM
10. 2026-06-07
    days on market $179,900 Active 234 DOM
11. 2026-06-04
    days on market $179,900 Active 230 DOM
12. 2026-06-02
    days on market $179,900 Active 229 DOM
13. 2026-06-01
    days on market $179,900 Active 228 DOM
14. 2026-05-31
    days on market $179,900 Active 227 DOM
15. 2026-05-31
    days on market $179,900 Active 226 DOM
16. 2026-03-06
    price $179,900 498-char remark

    Show marketing remark (498 chars)

    Great Investment Opportunity! This 1,852 sq. ft. home on approximately 2.25 acres is ready for your finishing touches. Major updates are already completed, including a new roof (2020) and new central heat & air. Several building materials and brand-new appliances are on site and included. Shared Well. Conveniently located right off Highway 21 N, this property is priced to sell! With completion, it could quickly increase in value—perfect for resale or as an income-producing rental.

17. 2026-02-16
    status Active 498-char remark

    Show marketing remark (498 chars)

    Great Investment Opportunity! This 1,852 sq. ft. home on approximately 2.25 acres is ready for your finishing touches. Major updates are already completed, including a new roof (2020) and new central heat & air. Several building materials and brand-new appliances are on site and included. Shared Well. Conveniently located right off Highway 21 N, this property is priced to sell! With completion, it could quickly increase in value—perfect for resale or as an income-producing rental.

18. 2026-02-14
    historical 498-char remark

    Show marketing remark (498 chars)

    Great Investment Opportunity! This 1,852 sq. ft. home on approximately 2.25 acres is ready for your finishing touches. Major updates are already completed, including a new roof (2020) and new central heat & air. Several building materials and brand-new appliances are on site and included. Shared Well. Conveniently located right off Highway 21 N, this property is priced to sell! With completion, it could quickly increase in value—perfect for resale or as an income-producing rental.

19. 2026-01-13
    price $188,000 498-char remark

    Show marketing remark (498 chars)

    Great Investment Opportunity! This 1,852 sq. ft. home on approximately 2.25 acres is ready for your finishing touches. Major updates are already completed, including a new roof (2020) and new central heat & air. Several building materials and brand-new appliances are on site and included. Shared Well. Conveniently located right off Highway 21 N, this property is priced to sell! With completion, it could quickly increase in value—perfect for resale or as an income-producing rental.

20. 2025-11-21
    status Active 498-char remark

    Show marketing remark (498 chars)

    Great Investment Opportunity! This 1,852 sq. ft. home on approximately 2.25 acres is ready for your finishing touches. Major updates are already completed, including a new roof (2020) and new central heat & air. Several building materials and brand-new appliances are on site and included. Shared Well. Conveniently located right off Highway 21 N, this property is priced to sell! With completion, it could quickly increase in value—perfect for resale or as an income-producing rental.

21. 2025-09-22
    status Pending 498-char remark

    Show marketing remark (498 chars)

    Great Investment Opportunity! This 1,852 sq. ft. home on approximately 2.25 acres is ready for your finishing touches. Major updates are already completed, including a new roof (2020) and new central heat & air. Several building materials and brand-new appliances are on site and included. Shared Well. Conveniently located right off Highway 21 N, this property is priced to sell! With completion, it could quickly increase in value—perfect for resale or as an income-producing rental.

22. 2025-08-14
    listed $189,000 Active 498-char remark

    Show marketing remark (498 chars)

    Great Investment Opportunity! This 1,852 sq. ft. home on approximately 2.25 acres is ready for your finishing touches. Major updates are already completed, including a new roof (2020) and new central heat & air. Several building materials and brand-new appliances are on site and included. Shared Well. Conveniently located right off Highway 21 N, this property is priced to sell! With completion, it could quickly increase in value—perfect for resale or as an income-producing rental.

23. 1994-11-30
    soldstatus $65,000

ⓘ 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: $960 · $80/mo
• Projected year-2 tax: $1,151 · $96/mo
• Expected delta: +$191/yr (+$16/mo · 19.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 19 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: $16,220
• − Mortgage interest: −$10,077
• − Property taxes: −$960
• − Insurance: −$1,697
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$5,233
• Taxable loss: −$4,343
• Est. tax savings @ 24.0%: +$1,042
• After-tax cash flow: $-122/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: Berryville School District
• NCES district ID: 0503150
• Math proficiency: 31% ▼ -12.00%
• Reading proficiency: 31% ▼ -11.00%
• Median HH income: $37,169
• Composite: 25.81/100
• National rank: #7360
• State rank: #148 of 238 in AR

Livability — Oak Grove

• Score: 57/100
• State rank: #370
• US rank: #22288

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,046

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 28,014 people
• By 2030: 28,006 · +-0.0%
• By 2040: 28,242 · +0.8%
• By 2050: 29,169 · +4.1%
• By 2075: 33,935 · +21.1%
• By 2100: 39,497 · +41.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Two or more races 27% Hispanic / Latino 18% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 1% Italian 1% Scottish 1%
• Foreign-born: 10% · Canada
• Languages at home: 83% English-only · Spanish 11% German/W. Germanic 3% Other Asian/Pacific 2%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+31.7) · D 33.0% · R 64.7% · Other 2.2%
• 2008→2024 swing: -13.6pp toward R · 2008: -18.1pp · 2024: -31.7pp
• All cycles: 2024: R+31.7 2020: R+28.8 2016: R+32.3 2012: R+23.9 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 40.46%
• Current HPI: 306.898
• 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

+176.8% since first listed

8 events — show timeline

• 2026-03-06 Price Changed $179,900 NWARMLS
• 2026-02-16 Relisted — NWARMLS
• 2026-02-14 Delisted — NWARMLS
• 2026-01-13 Price Changed $188,000 NWARMLS
• 2025-11-21 Relisted — NWARMLS
• 2025-09-22 Pending — NWARMLS
• 2025-08-14 Listed $189,000 NWARMLS
• 1994-11-30 Sold (Public Records) $65,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $960 · -2.6% YoY. Source: county tax records.