617 Ash Flat Dr · Ash Flat, AR 72513

$159,900

3 bd · 2.0 ba · 1,852 sqft · SingleFamily public records · 144 Days on market

Built 1979 1.29 ac lot $86/sqft · 10% below area Est $178k · 10% 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).

• Cash flow +12.1/30.0
• ARV discount +12.0/15.0
• Appreciation +5.0/10.0
• DSCR +3.6/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Dual-Purpose Professional/Residential! This iconic rock home combines the enduring strength of classic Ozark architecture with modern interior updates, sitting on a spacious one-acre lot with abundant parking. Perfectly positioned for a variety of uses, this property is a must-see for both homeowners and business professionals alike. For the professional, this high-visibility location is a turn-key solution for a professional needs. The layout features three spacious rooms ideal for private offices, one and a half baths, and a large central area with large windows perfect for a reception desk or client waiting gallery. The oversized parking area ensures easy client access, while the generous one-acre lot provides ample room for future expansion. For the homeowner, this three-bedroom residence offers the peace of mind that comes with a home built to last, featuring a fresh, updated interior and a roof less than four years old. The timeless character of the exterior rock work is matched by modern comforts inside, all situated on a beautiful, level acre that offers plenty of room for gardening or a private shop. Don't miss out on one of the area’s most flexible listings. Call Today!

Key facts

• One acre lot
• Level acre
• Updated interior

Tags

• ONE ACRE LOT
• HIGH VISIBILITY LOCATION
• OVERSIZED PARKING AREA
• UPDATED INTERIOR
• LEVEL ACRE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-36 ($-430/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (25.1% below list).
• Recommended offer: $120k (25.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#178 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A, housing B; Watch: schools F, amenities F, commute F.
• Highland School District (town): math 43% / reading 39% proficiency, ranked #66 of 238 in AR (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 59 active listings in the ZIP; 4 units permitted in Sharp County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Sharp County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, 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 144 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $16k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; list at $160k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,776 (25.1% 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 144 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 6.02%
• Cash-on-cash: -0.96%
• DSCR: 0.96
• GRM: 11.1

CMA / ARV

• ARV (median comp): $177,799
• List price: $159,900
• Delta: -10.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
617 Ash Flat Dr	0.00mi	3/1.5	1,852 (0%)	0mo	$149,000	$80	98
36 Sisney Dr	0.27mi	3/2.0	1,960 (+6%)	1mo	$300,000	$153	77
26 Sisney Dr	0.22mi	3/2.0	1,660 (-10%)	4mo	$299,000	$180	69
8 Tuff St	0.27mi	2/1.0 (-1)	1,610 (-13%)	19mo	$49,900	$31	40

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: 6.6%
• Equity multiple: 1.38×
• Total profit: $16,921
• Equity at exit: $71,898

10-year hold

• IRR: 9.4%
• Equity multiple: 2.42×
• Total profit: $63,384
• Equity at exit: $110,803

Cash invested: $44,772 (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 72513

• Active inventory: 59
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,198 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$77 /mo · $923/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-36

Break-even live

Break-even rent $1,243

Max offer price $153,566

Occupancy floor 98%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-08
   days on market $159,900 Active 144 DOM
2. 2026-06-07
   days on market $159,900 Active 143 DOM
3. 2026-06-04
   days on market $159,900 Active 139 DOM
4. 2026-06-02
   days on market $159,900 Active 138 DOM
5. 2026-06-01
   days on market $159,900 Active 137 DOM
6. 2026-05-31
   days on market $159,900 Active 136 DOM
7. 2026-05-31
   days on market $159,900 Active 135 DOM
8. 2026-04-02
   price $159,900 1204-char remark

   Show marketing remark (1204 chars)

   Dual-Purpose Professional/Residential! This iconic rock home combines the enduring strength of classic Ozark architecture with modern interior updates, sitting on a spacious one-acre lot with abundant parking. Perfectly positioned for a variety of uses, this property is a must-see for both homeowners and business professionals alike. For the professional, this high-visibility location is a turn-key solution for a professional needs. The layout features three spacious rooms ideal for private offices, one and a half baths, and a large central area with large windows perfect for a reception desk or client waiting gallery. The oversized parking area ensures easy client access, while the generous one-acre lot provides ample room for future expansion. For the homeowner, this three-bedroom residence offers the peace of mind that comes with a home built to last, featuring a fresh, updated interior and a roof less than four years old. The timeless character of the exterior rock work is matched by modern comforts inside, all situated on a beautiful, level acre that offers plenty of room for gardening or a private shop. Don't miss out on one of the area’s most flexible listings. Call Today!

9. 2026-03-12
   price $165,000 1204-char remark

   Show marketing remark (1204 chars)

   Dual-Purpose Professional/Residential! This iconic rock home combines the enduring strength of classic Ozark architecture with modern interior updates, sitting on a spacious one-acre lot with abundant parking. Perfectly positioned for a variety of uses, this property is a must-see for both homeowners and business professionals alike. For the professional, this high-visibility location is a turn-key solution for a professional needs. The layout features three spacious rooms ideal for private offices, one and a half baths, and a large central area with large windows perfect for a reception desk or client waiting gallery. The oversized parking area ensures easy client access, while the generous one-acre lot provides ample room for future expansion. For the homeowner, this three-bedroom residence offers the peace of mind that comes with a home built to last, featuring a fresh, updated interior and a roof less than four years old. The timeless character of the exterior rock work is matched by modern comforts inside, all situated on a beautiful, level acre that offers plenty of room for gardening or a private shop. Don't miss out on one of the area’s most flexible listings. Call Today!

10. 2026-02-04
    price $172,500 1204-char remark

    Show marketing remark (1204 chars)

    Dual-Purpose Professional/Residential! This iconic rock home combines the enduring strength of classic Ozark architecture with modern interior updates, sitting on a spacious one-acre lot with abundant parking. Perfectly positioned for a variety of uses, this property is a must-see for both homeowners and business professionals alike. For the professional, this high-visibility location is a turn-key solution for a professional needs. The layout features three spacious rooms ideal for private offices, one and a half baths, and a large central area with large windows perfect for a reception desk or client waiting gallery. The oversized parking area ensures easy client access, while the generous one-acre lot provides ample room for future expansion. For the homeowner, this three-bedroom residence offers the peace of mind that comes with a home built to last, featuring a fresh, updated interior and a roof less than four years old. The timeless character of the exterior rock work is matched by modern comforts inside, all situated on a beautiful, level acre that offers plenty of room for gardening or a private shop. Don't miss out on one of the area’s most flexible listings. Call Today!

11. 2026-01-15
    listed $175,900 New Listing 1204-char remark

    Show marketing remark (1204 chars)

    Dual-Purpose Professional/Residential! This iconic rock home combines the enduring strength of classic Ozark architecture with modern interior updates, sitting on a spacious one-acre lot with abundant parking. Perfectly positioned for a variety of uses, this property is a must-see for both homeowners and business professionals alike. For the professional, this high-visibility location is a turn-key solution for a professional needs. The layout features three spacious rooms ideal for private offices, one and a half baths, and a large central area with large windows perfect for a reception desk or client waiting gallery. The oversized parking area ensures easy client access, while the generous one-acre lot provides ample room for future expansion. For the homeowner, this three-bedroom residence offers the peace of mind that comes with a home built to last, featuring a fresh, updated interior and a roof less than four years old. The timeless character of the exterior rock work is matched by modern comforts inside, all situated on a beautiful, level acre that offers plenty of room for gardening or a private shop. Don't miss out on one of the area’s most flexible listings. Call Today!

12. 2025-12-09
    soldstatus $78,116
13. 2023-07-30
    historical
14. 2022-11-17
    soldstatus $85,625
15. 2022-09-18
    listed $149,000
16. 2022-09-13
    historical
17. 2022-09-13
    listed $169,000
18. 2018-08-15
    historical
19. 2017-10-11
    status Back on Market
20. 2017-10-03
    status Under Contract
21. 2017-08-31
    listed $85,000 New Listing
22. 2005-08-27
    soldstatus $95,000

ⓘ 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: $923 · $77/mo
• Projected year-2 tax: $1,023 · $85/mo
• Expected delta: +$100/yr (+$8/mo · 10.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,373
• − Mortgage interest: −$8,957
• − Property taxes: −$923
• − Insurance: −$800
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$4,652
• Taxable loss: −$3,258
• Est. tax savings @ 24.0%: +$782
• After-tax cash flow: $352/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: Highland School District
• NCES district ID: 0507770
• Math proficiency: 43% ▼ -7.00%
• Reading proficiency: 39% ▼ -9.00%
• Median HH income: $32,066
• Composite: 33.63/100
• National rank: #5400
• State rank: #66 of 238 in AR

Livability — Ash Flat

• Score: 64/100
• State rank: #178
• US rank: #14519

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ash Flat, AR
• Population (ZIP): 2,858

Population outlook (Sharp County) Hauer SSP2

• Today (2025): 16,170 people
• By 2030: 15,711 · -2.8%
• By 2040: 14,974 · -7.4%
• By 2050: 14,420 · -10.8%
• By 2075: 13,235 · -18.2%
• By 2100: 11,492 · -28.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Lithuanian 5% Slovak 5% Serbian 1%
• Foreign-born: 1%

Political lean MEDSL · Sharp

• 2024 margin: Solid R (+62.7) · D 17.7% · R 80.4% · Other 1.9%
• 2008→2024 swing: -33.7pp toward R · 2008: -28.9pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+60.0 2016: R+54.7 2012: R+38.8 2008: R+28.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+68.3% since first listed

15 events — show timeline

• 2026-04-02 Price Changed $159,900 CARMLS
• 2026-03-12 Price Changed $165,000 CARMLS
• 2026-02-04 Price Changed $172,500 CARMLS
• 2026-01-15 Listed $175,900 CARMLS
• 2025-12-09 Sold (Public Records) $78,116 Public Records
• 2023-07-30 Listing Removed — CARMLS
• 2022-11-17 Sold (Public Records) $85,625 Public Records
• 2022-09-18 Listed $149,000 CARMLS
• 2022-09-13 Listed $169,000 CARMLS
• 2022-09-13 Listing Removed — CARMLS
• 2018-08-15 Listing Removed — CARMLS
• 2017-10-11 Relisted — CARMLS
• 2017-10-03 Pending — CARMLS
• 2017-08-31 Listed $85,000 CARMLS
• 2005-08-27 Sold (Public Records) $95,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $923 · +0.0% YoY. Source: county tax records.