349 Honeysuckle Ln · Franklin, AR 72536

$99,800

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 70 Days on market

Built 1994 0.50 ac lot Est $79k · 27% over

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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 +18.4/30.0
• DSCR +5.8/10.0
• Appreciation +5.0/10.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0

Listing remarks

Charming 2-bedroom, 1-bath home in Franklin, Arkansas, sitting on approximately ½ acre just off the main highway for convenient access while still offering a peaceful, rural setting. This home was fully remodeled just a few years ago and is move-in ready. The spacious yard is surrounded by mature trees, providing privacy and plenty of room for outdoor enjoyment, gardening, or pets. Enjoy the best of small-town living with easy access to outdoor recreation. The White River and the lakes at Horseshoe Bend are just a short drive away, offering excellent fishing, boating, and relaxing weekends on the water. Ash Flat, including Walmart Supercenter and other amenities, is also just minutes

Key facts

• Spacious yard
• Boating
• Outdoor recreation

Tags

• FULLY REMODELED
• SPACIOUS YARD
• MATURE TREES
• OUTDOOR RECREATION
• EXCELLENT FISHING
• BOATING

Property features AI

Finance

• Financial info: Accepts cash, conventional, FHA, VA, Rural Development, and in-house financing

Exterior

• Parking: Parking for 4+ cars
• Utilities: Public water; Electric service via cooperative
• Home design: Metal/Vinyl siding; Half-acre lot
• Construction: Metal roof; Crawl space foundation; Metal/Vinyl siding
• Exterior features: Porch; Paved road access; Level lot; Inside city limits

Interior

• Kitchen: Electric range; Refrigerator stays
• Flooring: Vinyl
• Bathrooms: 1 full bath
• Heating & cooling: Mini split
• Interior features: Washer connection; Electric dryer connection; Vinyl flooring; Mini split heating and cooling
• Laundry & utility: Laundry room; Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/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 $87k (12.9% below list).
• Recommended offer: $87k (12.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 50/100 on livability (#488 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, crime F, amenities F.
• Izard CountyConsolidated School District (rural): math 27% / reading 29% proficiency, ranked #171 of 238 in AR (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 4 active listings in the ZIP; 6 units permitted in Izard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($690 loan paydown + $3k appreciation (3.0% local appreciation)).
• Izard County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, 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 70 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $100k implies a 454% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $86,881 (12.9% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.01%
• DSCR: 1.18
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $78,720
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
—	0.35mi	2/1.0	1,040 (+8%)	24mo	$85,000	$82	50

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: 11.2%
• Equity multiple: 1.64×
• Total profit: $17,923
• Equity at exit: $44,874

10-year hold

• IRR: 13.4%
• Equity multiple: 2.98×
• Total profit: $55,422
• Equity at exit: $69,157

Cash invested: $27,944 (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 72536

• Active inventory: 4
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $869 medium
• Mortgage (P&I): −$523
• Tax from tax record: −$28 /mo · $337/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $93

Break-even live

Break-even rent $751

Max offer price $99,800

Occupancy floor 84%

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: $24,950
• Closing costs: $2,994
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-11
   status Under Contract
2. 2026-04-07
   price $99,800
3. 2026-03-02
   listed $114,500 New Listing
4. 1994-10-01
   soldstatus $18,000

ⓘ 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: $337 · $28/mo
• Projected year-2 tax: $639 · $53/mo
• Expected delta: +$302/yr (+$25/mo · 89.8%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $10,426
• − Mortgage interest: −$5,590
• − Property taxes: −$337
• − Insurance: −$499
• − Repairs & maintenance: −$834
• − Management: −$834
• − Depreciation: −$2,903
• Taxable loss: −$572
• Est. tax savings @ 24.0%: +$137
• After-tax cash flow: $1,258/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: Izard CountyConsolidated School District
• NCES district ID: 0500021
• Math proficiency: 27% ▼ -15.00%
• Reading proficiency: 29% ▼ -16.00%
• Median HH income: $30,245
• Composite: 22.66/100
• National rank: #8047
• State rank: #171 of 238 in AR

Livability — Franklin

• Score: 50/100
• State rank: #488
• US rank: #25743

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Franklin, AR
• Population (ZIP): 476

Population outlook (Izard County) Hauer SSP2

• Today (2025): 13,018 people
• By 2030: 12,761 · -2.0%
• By 2040: 12,331 · -5.3%
• By 2050: 12,041 · -7.5%
• By 2075: 11,516 · -11.5%
• By 2100: 10,549 · -19.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 9%
• Common ancestry: Serbian 3% Lithuanian 1%
• Foreign-born: 1%

Political lean MEDSL · Izard

• 2024 margin: Solid R (+65.9) · D 16.0% · R 81.9% · Other 2.1%
• 2008→2024 swing: -39.1pp toward R · 2008: -26.9pp · 2024: -65.9pp
• All cycles: 2024: R+65.9 2020: R+62.1 2016: R+54.3 2012: R+37.8 2008: R+26.9

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

+454.4% since first listed

4 events — show timeline

• 2026-05-11 Pending — CARMLS
• 2026-04-07 Price Changed $99,800 CARMLS
• 2026-03-02 Listed $114,500 CARMLS
• 1994-10-01 Sold (Public Records) $18,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $337 · +3.6% YoY. Source: county tax records.