100 White Hall Rd · White Hall, AR 71602

$129,000

3 bd · 2.0 ba · 1,452 sqft · SingleFamily public records · 134 Days on market

Built 1976 0.42 ac lot $89/sqft · 21% below area Est $164k · 21% under

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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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.7/10.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* NO BANKS NEEDED, OWNER FINANCING IS AVAILABLE * Welcome to this inviting 3-bedroom, 2-bath home located in White Hall. Perfect for a starter home or to add to an investment portfolio! This home offers a cozy living area, functional kitchen layout, and a bonus room upstairs that opens to a private upper balcony — perfect for relaxing or enjoying your morning coffee. Outside, you’ll find a large fenced backyard, providing plenty of room for kids, pets, or outdoor gatherings. The property also includes an extra metal carport and a storage building for all your tools and toys. Conveniently located close to schools and shopping, this home offers loads of potential, comfort, character, and room to grow.

Key facts

• Close to schools
• Storage building
• Extra metal carport

Tags

• PRIVATE UPPER BALCONY
• LARGE FENCED BACKYARD
• EXTRA METAL CARPORT
• STORAGE BUILDING
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/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 $125k (3.2% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.0% in White Hall — 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 73/100 on livability (#20 in AR) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• White Hall School District (rural): math 36% / reading 38% proficiency, ranked #86 of 238 in AR (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 90 active listings in the ZIP; 62 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jefferson County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 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 $69k; list at $129k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.97% ✗
• Cap rate: 8.02%
• Cash-on-cash: 6.19%
• DSCR: 1.28
• GRM: 8.6

CMA / ARV

• ARV (median comp): $163,909
• List price: $129,000
• Delta: -21.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 Turner Ave	0.25mi	3/2.0	1,560 (+7%)	2mo	$258,400	$166	74
401 Cooper	0.32mi	4/2.0 (+1)	1,386 (-4%)	2mo	$170,000	$123	71
806 Meredith St	0.42mi	3/1.5	1,396 (-4%)	2mo	$165,000	$118	70
22 Concord Dr	0.43mi	3/2.0	1,540 (+6%)	4mo	$160,000	$104	67
614 Winchester	0.54mi	3/2.0	1,498 (+3%)	6mo	$120,000	$80	64
13 Patrick Henry Pl	0.31mi	3/1.5	1,612 (+11%)	6mo	$175,000	$109	61
516 White Hall	0.45mi	3/2.0	1,616 (+11%)	3mo	$90,000	$56	58
617 Winchester Ave	0.56mi	3/2.0	1,344 (-7%)	5mo	$40,000	$30	57
802 Meredith St	0.40mi	3/2.0	1,628 (+12%)	6mo	$175,000	$107	56
613 Winchester Ave	0.52mi	3/1.5	1,345 (-7%)	10mo	$150,500	$112	53
1208 Frontier Ln	0.67mi	3/2.0	1,524 (+5%)	10mo	$178,500	$117	52
91 Lexington Cir	0.74mi	3/2.5	1,669 (+15%)	8mo	$199,900	$120	32

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-9,084
• Equity at exit: $19,234

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $7,206
• Equity at exit: $11,154

Cash invested: $36,120 (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 71602

• Home prices YoY: -7.8%
• Active inventory: 90
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,248 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$70 /mo · $837/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $186

Break-even live

Break-even rent $1,013

Max offer price $129,000

Occupancy floor 80%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $129,000 Active 134 DOM
2. 2026-06-18
   days on market $129,000 Active 133 DOM
3. 2026-06-17
   days on market $129,000 Active 132 DOM
4. 2026-06-16
   days on market $129,000 Active 131 DOM
5. 2026-06-15
   days on market $129,000 Active 130 DOM
6. 2026-06-14
   days on market $129,000 Active 128 DOM
7. 2026-06-12
   days on market $129,000 Active 127 DOM
8. 2026-06-09
   days on market $129,000 Active 124 DOM
9. 2026-06-08
   days on market $129,000 Active 123 DOM
10. 2026-06-07
    days on market $129,000 Active 122 DOM
11. 2026-06-05
    days on market $129,000 Active 119 DOM
12. 2026-06-03
    days on market $129,000 Active 118 DOM
13. 2026-06-02
    days on market $129,000 Active 117 DOM
14. 2026-06-01
    days on market $129,000 Active 116 DOM
15. 2026-05-31
    days on market $129,000 Active 115 DOM
16. 2026-05-30
    days on market $129,000 Active 114 DOM
17. 2026-02-05
    listed $129,000 New Listing 721-char remark

    Show marketing remark (721 chars)

    * NO BANKS NEEDED, OWNER FINANCING IS AVAILABLE * Welcome to this inviting 3-bedroom, 2-bath home located in White Hall. Perfect for a starter home or to add to an investment portfolio! This home offers a cozy living area, functional kitchen layout, and a bonus room upstairs that opens to a private upper balcony — perfect for relaxing or enjoying your morning coffee. Outside, you’ll find a large fenced backyard, providing plenty of room for kids, pets, or outdoor gatherings. The property also includes an extra metal carport and a storage building for all your tools and toys. Conveniently located close to schools and shopping, this home offers loads of potential, comfort, character, and room to grow.

18. 2026-01-15
    historical
19. 2025-12-02
    price $138,000
20. 2025-10-15
    listed $143,000 New Listing
21. 2008-01-02
    soldstatus $69,000
22. 1996-11-25
    soldstatus $62,000

ⓘ 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: $837 · $70/mo
• Projected year-2 tax: $837 · $70/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $14,979
• − Mortgage interest: −$7,226
• − Property taxes: −$837
• − Insurance: −$645
• − Repairs & maintenance: −$1,198
• − Management: −$1,198
• − Depreciation: −$3,753
• Taxable income: $122
• Est. tax owed @ 24.0%: −$29
• After-tax cash flow: $2,205/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: White Hall School District
• NCES district ID: 0514140
• Math proficiency: 36% ▼ -12.00%
• Reading proficiency: 38% ▼ -13.00%
• Median HH income: $51,633
• Composite: 32.16/100
• National rank: #5788
• State rank: #86 of 238 in AR

Livability — White Hall

• Score: 73/100
• State rank: #20
• US rank: #5275

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: White Hall, AR
• Population (ZIP): 15,922

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 63,110 people
• By 2030: 58,519 · -7.3%
• By 2040: 49,740 · -21.2%
• By 2050: 42,331 · -32.9%
• By 2075: 29,591 · -53.1%
• By 2100: 21,047 · -66.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 58% Black 32% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Jefferson

• 2024 margin: Strong D (+20.1) · D 59.2% · R 39.2% · Other 1.6%
• 2008→2024 swing: -6.2pp toward R · 2008: 26.3pp · 2024: 20.1pp
• All cycles: 2024: D+20.1 2020: D+21.7 2016: D+25.3 2012: D+29.0 2008: D+26.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.84%
• Current HPI: 223.9305
• 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

+108.1% since first listed

6 events — show timeline

• 2026-02-05 Listed $129,000 CARMLS
• 2026-01-15 Listing Removed — CARMLS
• 2025-12-02 Price Changed $138,000 CARMLS
• 2025-10-15 Listed $143,000 CARMLS
• 2008-01-02 Sold (Public Records) $69,000 Public Records
• 1996-11-25 Sold (Public Records) $62,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $837 · -4.2% YoY. Source: county tax records.