4174 Central Rd · Gum Springs, AR 71743

$90,000

3 bd · 1.5 ba · 1,296 sqft · SingleFamily public records · 35 Days on market

Built 1992 0.50 ac lot $69/sqft · 44% below area Est $161k · 44% under

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Why this score? — see what drove the B+ 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 +29.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Appreciation +6.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Fabulous Fixer Upper with fenced in back yard and side storage off of the carport.

Key facts

• Carport
• Side storage
• Fenced in back yard

Tags

• FENCED IN BACK YARD
• SIDE STORAGE
• CARPORT

Property features AI

Finance

• Financial info: Cash financing available

Exterior

• Parking: Garage
• Utilities: Public water; Septic system; Electric service via cooperative
• Home design: Brick and frame combination exterior
• Construction: 3-tab shingle roof; Slab and crawlspace combination foundation
• Exterior features: Level lot; Paved road access

Interior

• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Carpet and tile flooring; Wood-burning site-built fireplace; Laundry room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#308 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D+, schools F, crime F.
• Arkadelphia School District (town): math 28% / reading 28% proficiency, ranked #167 of 238 in AR (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 22 active listings in the ZIP; 12 units permitted in Clark County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($622 loan paydown + $3k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($87k) 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 $25k; list at $90k implies a 260% gain — meaningful room to come down on a strong offer.

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 $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% 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 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?
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. 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: 1.23% ✓
• Cap rate: 10.58%
• Cash-on-cash: 15.30%
• DSCR: 1.68
• GRM: 6.8

CMA / ARV

• ARV (median comp): $160,556
• List price: $90,000
• Delta: -43.94%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52 Curtis Rd	0.18mi	3/1.0	1,184 (-9%)	1mo	$37,000	$31	74
4606 Highway 67	0.24mi	3/1.5	1,200 (-7%)	13mo	$169,000	$141	66

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

Projected returns pro-forma

3.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.5%
• Equity multiple: 2.39×
• Total profit: $34,928
• Equity at exit: $44,351

10-year hold

• IRR: 23.7%
• Equity multiple: 4.62×
• Total profit: $91,276
• Equity at exit: $71,538

Cash invested: $25,200 (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 71743

• Home prices YoY: 2.6%
• Active inventory: 22
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,111 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$47 /mo · $565/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $321

Break-even live

Break-even rent $704

Max offer price $90,000

Occupancy floor 66%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $90,000 Active 35 DOM
2. 2026-06-18
   days on market $90,000 Active 34 DOM
3. 2026-06-17
   days on market $90,000 Active 33 DOM
4. 2026-06-16
   days on market $90,000 Active 32 DOM
5. 2026-06-15
   days on market $90,000 Active 31 DOM
6. 2026-06-14
   days on market $90,000 Active 29 DOM
7. 2026-06-12
   days on market $90,000 Active 28 DOM
8. 2026-06-09
   days on market $90,000 Active 25 DOM
9. 2026-06-08
   days on market $90,000 Active 24 DOM
10. 2026-06-07
    days on market $90,000 Active 23 DOM
11. 2026-06-07
    days on market $90,000 Active 22 DOM
12. 2026-06-04
    days on market $90,000 Active 19 DOM
13. 2026-06-02
    days on market $90,000 Active 18 DOM
14. 2026-06-01
    days on market $90,000 Active 17 DOM
15. 2026-05-31
    days on market $90,000 Active 16 DOM
16. 2026-05-31
    days on market $90,000 Active 15 DOM
17. 2026-05-15
    listed $90,000 New Listing 82-char remark
18. 2026-05-15
    listed $90,000 Active
19. 2026-05-12
    historical
20. 2025-06-11
    listed $125,000 New Listing
21. 2014-08-13
    soldstatus $25,000

ⓘ 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: $565 · $47/mo
• Projected year-2 tax: $576 · $48/mo
• Expected delta: +$11/yr (+$1/mo · 2.0%)

ⓘ 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 6/10 Major 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $13,333
• − Mortgage interest: −$5,041
• − Property taxes: −$565
• − Insurance: −$450
• − Repairs & maintenance: −$1,067
• − Management: −$1,067
• − Depreciation: −$2,618
• Taxable income: $2,525
• Est. tax owed @ 24.0%: −$606
• After-tax cash flow: $3,249/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: Arkadelphia School District
• NCES district ID: 0502430
• Math proficiency: 28% ▼ -13.00%
• Reading proficiency: 28% ▼ -12.00%
• Median HH income: $35,116
• Composite: 23.13/100
• National rank: #7954
• State rank: #167 of 238 in AR

Livability — Gum Springs

• Score: 59/100
• State rank: #308
• US rank: #20583

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,252

Population outlook (Clark County) Hauer SSP2

• Today (2025): 22,335 people
• By 2030: 22,306 · -0.1%
• By 2040: 21,839 · -2.2%
• By 2050: 21,961 · -1.7%
• By 2075: 24,186 · +8.3%
• By 2100: 25,897 · +15.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 23% Hispanic / Latino 11% Two or more races 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 7% Slovak 3% Scotch-Irish 2%
• Foreign-born: 3% · Canada
• Languages at home: 89% English-only · Spanish 9% Russian/Polish/Slavic 2%

Political lean MEDSL · Clark

• 2024 margin: Strong R (+20.5) · D 38.6% · R 59.1% · Other 2.2%
• 2008→2024 swing: -16.7pp toward R · 2008: -3.8pp · 2024: -20.5pp
• All cycles: 2024: R+20.5 2020: R+14.0 2016: R+9.5 2012: R+6.4 2008: R+3.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.76%
• Current HPI: 149.1405
• 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

+260.0% since first listed

5 events — show timeline

• 2026-05-15 Listed $90,000 HSBOR
• 2026-05-15 Listed $90,000 CARMLS
• 2026-05-12 Listing Removed — CARMLS
• 2025-06-11 Listed $125,000 CARMLS
• 2014-08-13 Sold (Public Records) $25,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $565 · +16.4% YoY. Source: county tax records.