1815 Stubblefield Rd · Pocahontas, AR 72455

$139,900

3 bd · 1.0 ba · 720 sqft · SingleFamily public records · 26 Days on market

Built 2011 0.30 ac lot

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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 +15.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1815 Stubblefield Rd in Pocahontas, AR. This is a charming, fully furnished getaway just a short walk from the Eleven Point River. This 2-bedroom, 1-bath property also features a spacious loft that comfortably fits two beds, allowing the home to sleep up to 7-10 guests comfortably. This property is surrounded by vacation rentals in a highly desirable recreational area. A private community boat ramp is available to land owners for easy river access, and an additional 0.22+ \ - acre riverfront lot is also available for purchase depending on the offer, perfect for buyers wanting even more space or future investment potential. The home offers low-maintenance living with a metal roof, vinyl siding, and metal underpinning. A large attached 20x30 shop with two garage doors provides ideal storage for kayaks, boats, fishing gear, and river floats. Sitting on 0.30+ \ - acres, this property is an excellent opportunity for a full-time residence, weekend retreat, or continued short-term rental use. Furnishings are negotiable, and the property can remain turnkey for the next owner. Call to schedule your showing today.

Key facts

• Metal roof
• Vinyl siding
• Spacious loft

Tags

• FULLY FURNISHED GETAWAY
• SPACIOUS LOFT
• PRIVATE COMMUNITY BOAT RAMP
• LOW MAINTENANCE LIVING
• METAL ROOF
• VINYL SIDING

Property features AI

Finance

• Financial info: Potential financing options include cash, in-house financing, FHA, conventional, VA, and USDA/rural development

Exterior

• Utilities: Public sewer; Well water
• Home design: Metal/vinyl siding; Riverfront property on the Eleven Point River
• Construction: Metal roof; Piers foundation
• Exterior features: Deck; Outside storage area; Shop; Under pinning; River view; Level and cleared yard; Wooded areas; Dock available (community dock on a river)

Interior

• Kitchen: Refrigerator stays
• Bedrooms: Bonus room
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Mini-split heating & cooling
• Interior features: Electric water heater; Ceiling fans; Breakfast bar; Furnished

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $49 ($583/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 $112k (20.2% below list).
• Recommended offer: $112k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.6% in Pocahontas — 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 71/100 on livability (#37 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, employment D, crime F.
• Pocahontas School District (rural): math 29% / reading 27% proficiency, ranked #165 of 238 in AR (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Alma Spikes Elementary School (645 students, 67% FRL); Pocahontas Junior High School (math 27% / reading 31%, grade F, #146 of 201 statewide, top 74%, 503 students, 53% FRL); Pocahontas High School (math 17% / reading 32%, grade F, #187 of 292 statewide, top 70%, 411 students, 47% FRL).
• Market conditions: 76 active listings in the ZIP; 6 units permitted in Randolph County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Randolph County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,578 (20.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
4. 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?
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: 0.80% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.49%
• DSCR: 1.07
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -14.0%
• Equity multiple: 0.50×
• Total profit: $-19,642
• Equity at exit: $20,860

10-year hold

• IRR: -5.3%
• Equity multiple: 0.66×
• Total profit: $-13,387
• Equity at exit: $12,096

Cash invested: $39,172 (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 72455

• Home prices YoY: -15.8%
• Active inventory: 76
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,116 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$41 /mo · $492/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $49

Break-even live

Break-even rent $1,054

Max offer price $139,900

Occupancy floor 91%

Sensitivity live

Price	-10% $128	-5% $88	+0% $49	+5% $9	+10% $-31
Rent	-10% $-40	-5% $4	+0% $49	+5% $93	+10% $137
Rate	-1.0pp $119	-0.5pp $84	base $49	+0.5pp $12	+1.0pp $-25

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-21
   pricestatusdays on market $139,900 Price Change 26 DOM

   Show marketing remark (1132 chars)

   Welcome to 1815 Stubblefield Rd in Pocahontas, AR. This is a charming, fully furnished getaway just a short walk from the Eleven Point River. This 2-bedroom, 1-bath property also features a spacious loft that comfortably fits two beds, allowing the home to sleep up to 7-10 guests comfortably. This property is surrounded by vacation rentals in a highly desirable recreational area. A private community boat ramp is available to land owners for easy river access, and an additional 0.22+ \ - acre riverfront lot is also available for purchase depending on the offer, perfect for buyers wanting even more space or future investment potential. The home offers low-maintenance living with a metal roof, vinyl siding, and metal underpinning. A large attached 20x30 shop with two garage doors provides ideal storage for kayaks, boats, fishing gear, and river floats. Sitting on 0.30+ \ - acres, this property is an excellent opportunity for a full-time residence, weekend retreat, or continued short-term rental use. Furnishings are negotiable, and the property can remain turnkey for the next owner. Call to schedule your showing today.

2. 2026-06-19
   days on market $149,900 Active 24 DOM
3. 2026-06-18
   days on market $149,900 Active 23 DOM
4. 2026-06-17
   days on market $149,900 Active 22 DOM
5. 2026-06-16
   days on market $149,900 Active 21 DOM
6. 2026-06-15
   days on market $149,900 Active 20 DOM
7. 2026-06-14
   days on market $149,900 Active 18 DOM
8. 2026-06-12
   days on market $149,900 Active 17 DOM
9. 2026-06-09
   days on market $149,900 Active 14 DOM
10. 2026-06-08
    days on market $149,900 Active 13 DOM
11. 2026-06-07
    days on market $149,900 Active 12 DOM
12. 2026-06-07
    days on market $149,900 Active 11 DOM
13. 2026-06-04
    statusdays on market $149,900 Active 8 DOM
14. 2026-06-02
    days on market $149,900 New Listing 7 DOM
15. 2026-06-01
    days on market $149,900 New Listing 6 DOM
16. 2026-05-31
    days on market $149,900 New Listing 5 DOM
17. 2026-05-31
    days on market $149,900 New Listing 4 DOM
18. 2026-05-20
    historical
19. 2026-05-12
    price $149,900
20. 2026-05-11
    price $149,900
21. 2025-11-26
    listed $159,000 Active
22. 2025-11-26
    listed $159,000 New Listing
23. 2024-02-27
    listed $179,900 Active
24. 2023-07-03
    soldstatus $145,000
25. 2023-06-01
    historical
26. 2023-04-21
    price $119,999
27. 2023-04-20
    price $119,999
28. 2022-12-07
    status Back on Market
29. 2022-11-18
    status Under Contract
30. 2022-10-13
    listed $125,000 Active
31. 2022-10-13
    listed $125,000 New Listing

ⓘ 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: $492 · $41/mo
• Projected year-2 tax: $895 · $75/mo
• Expected delta: +$404/yr (+$34/mo · 82.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥110°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: $13,389
• − Mortgage interest: −$7,837
• − Property taxes: −$492
• − Insurance: −$700
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$4,070
• Taxable loss: −$1,850
• Est. tax savings @ 24.0%: +$444
• After-tax cash flow: $1,027/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: Pocahontas School District
• NCES district ID: 0511610
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 27% ▼ -12.00%
• Median HH income: $37,399
• Composite: 23.36/100
• National rank: #7907
• State rank: #165 of 238 in AR

Livability — Pocahontas

• Score: 71/100
• State rank: #37
• US rank: #6525

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,572

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 16,421 people
• By 2030: 15,733 · -4.2%
• By 2040: 14,296 · -12.9%
• By 2050: 12,884 · -21.5%
• By 2075: 9,535 · -41.9%
• By 2100: 6,520 · -60.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Pacific Islander 3% Hispanic / Latino 2% Black 2%
• Common ancestry: Slovak 5% Lithuanian 1% Serbian 1%
• Foreign-born: 4%
• Languages at home: 96% English-only · Other Asian/Pacific 3% Spanish 1%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+63.7) · D 17.1% · R 80.9% · Other 2.0%
• 2008→2024 swing: -45.6pp toward R · 2008: -18.1pp · 2024: -63.7pp
• All cycles: 2024: R+63.7 2020: R+60.8 2016: R+48.8 2012: R+27.9 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.61%
• Current HPI: 179.3505
• 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

+11.9% since first listed

18 events — show timeline

• 2026-06-21 Price Changed $139,900 CARMLS
• 2026-06-21 Price Changed $139,900 NEABOR MLS
• 2026-05-27 Listed $149,900 CARMLS
• 2026-05-27 Listed $149,900 NEABOR MLS
• 2026-05-20 Listing Removed — CARMLS
• 2026-05-12 Price Changed $149,900 CARMLS
• 2026-05-11 Price Changed $149,900 NEABOR MLS
• 2025-11-26 Listed $159,000 CARMLS
• 2025-11-26 Listed $159,000 NEABOR MLS
• 2024-02-27 Listed $179,900 EARA
• 2023-07-03 Sold (Public Records) $145,000 Public Records
• 2023-06-01 Listing Removed — CARMLS
• 2023-04-21 Price Changed $119,999 CARMLS
• 2023-04-20 Price Changed $119,999 NEABOR MLS
• 2022-12-07 Relisted — CARMLS
• 2022-11-18 Pending — CARMLS
• 2022-10-13 Listed $125,000 CARMLS
• 2022-10-13 Listed $125,000 NEABOR MLS

Property tax history

+6.7%/yr

Latest (2025): $492 · +0.0% YoY. Source: county tax records.