1114 Orchard Ln · Horseshoe Bend, AR 72512

$110,000

2 bd · 1.0 ba · 1,360 sqft · SingleFamily public records · 73 Days on market

Built 1985 0.28 ac lot Est $95k · 16% over ↓ 29% since listing

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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).

• Cash flow +27.1/30.0
• DSCR +9.4/10.0
• 1% rule +7.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.5/15.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity for YOUR NEW HOME, AIR B & B, VRBO OR WEEKLY RENTAL. CHARMING home with 2 beds, 2 baths, 1360 sq ft on the top floor and 900 sq ft +/- in the basement, on a large corner lot in Horseshoe Bend AR! Metal roof, vinyl windows and siding, 2 car carport and 1 car garage, city water, private septic, maintenance free outside. Inside you will see the beautiful hardwood flooring in kitchen, dining and bedrooms. Kitchen has lots of cabinets/storage with the refrigerator and cookstove included. HUGE laundry room/bonus/family room which has a propane backup wall heater and window unit. Downstairs is a 900 sq ft +/- heated/cooled unfinished basement, 3/4 bath with a walk out entranc

Key facts

• Hardwood flooring
• Vinyl windows
• Metal roof

Tags

• LARGE CORNER LOT
• METAL ROOF
• VINYL WINDOWS
• MAINTENANCE FREE OUTSIDE
• HARDWOOD FLOORING
• LOTS OF CABINETS

Property features AI

Finance

• Financial info: Financing options: VA, FHA, Conventional, Cash, Rural Development
• HOA & community: Community amenities include swimming pools, tennis courts, sauna, hot tub, playground, party room, picnic area, marina, golf course, fitness/bike trail, and airport access

Exterior

• Parking: Detached carport and detached garage (2 cars); Attached garage (listed as another room)
• Utilities: Public water; Septic system; Electric service via co-op; Propane/Butane gas; Fiber internet available
• Home design: Metal/vinyl siding; Metal roof
• Construction: Slab/crawl combination foundation
• Exterior features: Deck; Guttering; Paved road access; Corner lot, cleared, inside city limits, in subdivision

Interior

• Kitchen: Free-standing stove / electric range; Pantry; Refrigerator stays
• Bedrooms: Master bedroom about 15'4" x 10'11"; Second bedroom about 13'4" x 11'0"
• Flooring: Carpet; Wood; Vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Gas space heater; Heat pump
• Interior features: Washer and electric dryer connections; Gas water heater; Window treatments; Ceiling fans; Walk-in shower; Breakfast bar; Wired for high-speed internet; Formica kitchen counters; Sheet rock walls/ceilings
• Laundry & utility: Laundry area (washer/dryer hookups); Mechanical room; Sump pump

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 6.1% in Horseshoe Bend — 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 64/100 on livability (#183 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools F, amenities F, commute 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: 442 active listings in the ZIP; 6 units permitted in Izard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• 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 $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 9.68%
• Cash-on-cash: 12.11%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $95,200
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1114 Orchard Ln	0.00mi	2/1.5	1,360 (0%)	0mo	$95,000	$70	98
1302 Pavillion Ln	0.21mi	2/1.5	1,323 (-3%)	21mo	$65,000	$49	66
602 Tongie Pt	0.56mi	3/2.5 (+1)	1,371 (+1%)	10mo	$32,000	$23	53
509 N Cheyenne Dr	0.70mi	3/1.5 (+1)	1,328 (-2%)	9mo	$144,000	$108	49
906 Sequoia Dr	0.24mi	3/2.0 (+1)	1,200 (-12%)	16mo	$156,000	$130	47
707 Pony Ln	0.55mi	2/1.5	1,492 (+10%)	24mo	$85,000	$57	36
608 Apache	0.58mi	2/2.0	1,176 (-14%)	22mo	$109,900	$93	28

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: 1.7%
• Equity multiple: 1.06×
• Total profit: $1,999
• Equity at exit: $16,401

10-year hold

• IRR: 11.3%
• Equity multiple: 1.89×
• Total profit: $27,324
• Equity at exit: $9,511

Cash invested: $30,800 (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 72512

• Home prices YoY: -8.3%
• Active inventory: 442
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,356 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $311

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 72%

Sensitivity live

Price	-10% $387	-5% $349	+0% $311	+5% $273	+10% $235
Rent	-10% $204	-5% $257	+0% $311	+5% $364	+10% $418
Rate	-1.0pp $366	-0.5pp $339	base $311	+0.5pp $282	+1.0pp $253

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-24
   price $110,000
2. 2026-03-17
   listed $120,000 New Listing
3. 2024-10-01
   historical
4. 2024-08-28
   price $115,000
5. 2024-05-08
   price $126,900
6. 2024-04-02
   price $148,500
7. 2024-02-10
   listed $155,000 New Listing

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $16,270
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,302
• − Management: −$1,302
• − Depreciation: −$3,200
• Taxable income: $2,105
• Est. tax owed @ 24.0%: −$505
• After-tax cash flow: $3,226/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 — Horseshoe Bend

• Score: 64/100
• State rank: #183
• US rank: #14584

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Horseshoe Bend, AR
• City population: 2,458
• Population (ZIP): 2,458

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 (87%)
• Race & ethnicity: White 87% Two or more races 11% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Lithuanian 4% Serbian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 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: ▼ -16.58%
• Current HPI: 184.0807
• 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

-29.0% since first listed

7 events — show timeline

• 2026-04-24 Price Changed $110,000 CARMLS
• 2026-03-17 Listed $120,000 CARMLS
• 2024-10-01 Listing Removed — CARMLS
• 2024-08-28 Price Changed $115,000 CARMLS
• 2024-05-08 Price Changed $126,900 CARMLS
• 2024-04-02 Price Changed $148,500 CARMLS
• 2024-02-10 Listed $155,000 CARMLS

Property tax history

-8.2%/yr

Latest (2025): $57 · +0.0% YoY. Source: county tax records.