125 County Road 2266 · Hartman, AR 72840

$85,000

3 bd · 1.5 ba · 1,508 sqft · SingleFamily public records · 203 Days on market

Built 1950 2.43 ac lot $56/sqft · at area comps Est $83k · at est.

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Why this score? — see what drove the B 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 +29.1/30.0
• DSCR +10.0/10.0
• Appreciation +8.6/10.0
• 1% rule +8.1/10.0
• ARV discount +6.6/15.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Older home with rural setting. Home is vinyl siding, 3 bedroom, 1 bath, c/h/a, 3 storage buildings, 10 yr old roof, new gas hot water tank, new flooring in HVAC room and bedroom, new stud walls. Also there is a 19' x 37' slab for carport or shop.

Key facts

• Storage buildings
• Vinyl siding
• Rural setting

Tags

• RURAL SETTING
• VINYL SIDING
• STORAGE BUILDINGS
• SLAB FOR CARPORT OR SHOP

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#421 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Westside School District (rural): math 20% / reading 19% proficiency, ranked #216 of 238 in AR (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 99% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 24 active listings in the ZIP; 12 units permitted in Johnson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($588 loan paydown + $6k appreciation (7.2% local appreciation)).
• Johnson County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (7.2% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 203 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 5 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 203 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 1950 — 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. 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?
6. 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?
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: 1.31% ✓
• Cap rate: 10.43%
• Cash-on-cash: 14.76%
• DSCR: 1.66
• GRM: 6.4

CMA / ARV

• ARV (median comp): $83,259
• List price: $85,000
• Delta: 2.09%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Projected returns pro-forma

7.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.0%
• Equity multiple: 3.08×
• Total profit: $49,504
• Equity at exit: $60,132

10-year hold

• IRR: 27.2%
• Equity multiple: 6.46×
• Total profit: $129,869
• Equity at exit: $115,354

Cash invested: $23,800 (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 72840

• Home prices YoY: 4.2%
• Active inventory: 24
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,114 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $293

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 69%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-17
   status $85,000 Pending 203 DOM
2. 2026-06-17
   days on market $85,000 Active 203 DOM
3. 2026-06-16
   days on market $85,000 Active 202 DOM
4. 2026-06-15
   days on market $85,000 Active 201 DOM
5. 2026-06-14
   days on market $85,000 Active 199 DOM
6. 2026-06-12
   days on market $85,000 Active 198 DOM
7. 2026-06-09
   days on market $85,000 Active 195 DOM
8. 2026-06-08
   days on market $85,000 Active 194 DOM
9. 2026-06-07
   days on market $85,000 Active 193 DOM
10. 2026-06-07
    days on market $85,000 Active 192 DOM
11. 2026-06-04
    days on market $85,000 Active 189 DOM
12. 2026-06-02
    days on market $85,000 Active 188 DOM
13. 2026-06-01
    days on market $85,000 Active 187 DOM
14. 2026-05-31
    days on market $85,000 Active 186 DOM
15. 2026-05-31
    days on market $85,000 Active 185 DOM
16. 2026-05-13
    status Active 246-char remark

    Show marketing remark (246 chars)

    Older home with rural setting. Home is vinyl siding, 3 bedroom, 1 bath, c/h/a, 3 storage buildings, 10 yr old roof, new gas hot water tank, new flooring in HVAC room and bedroom, new stud walls. Also there is a 19' x 37' slab for carport or shop.

17. 2026-04-28
    status Pending 246-char remark

    Show marketing remark (246 chars)

    Older home with rural setting. Home is vinyl siding, 3 bedroom, 1 bath, c/h/a, 3 storage buildings, 10 yr old roof, new gas hot water tank, new flooring in HVAC room and bedroom, new stud walls. Also there is a 19' x 37' slab for carport or shop.

18. 2026-04-28
    status Active 246-char remark

    Show marketing remark (246 chars)

    Older home with rural setting. Home is vinyl siding, 3 bedroom, 1 bath, c/h/a, 3 storage buildings, 10 yr old roof, new gas hot water tank, new flooring in HVAC room and bedroom, new stud walls. Also there is a 19' x 37' slab for carport or shop.

19. 2026-04-25
    historical 246-char remark

    Show marketing remark (246 chars)

    Older home with rural setting. Home is vinyl siding, 3 bedroom, 1 bath, c/h/a, 3 storage buildings, 10 yr old roof, new gas hot water tank, new flooring in HVAC room and bedroom, new stud walls. Also there is a 19' x 37' slab for carport or shop.

20. 2025-11-18
    status Active 246-char remark

    Show marketing remark (246 chars)

    Older home with rural setting. Home is vinyl siding, 3 bedroom, 1 bath, c/h/a, 3 storage buildings, 10 yr old roof, new gas hot water tank, new flooring in HVAC room and bedroom, new stud walls. Also there is a 19' x 37' slab for carport or shop.

21. 2025-09-16
    status Pending 246-char remark

    Show marketing remark (246 chars)

    Older home with rural setting. Home is vinyl siding, 3 bedroom, 1 bath, c/h/a, 3 storage buildings, 10 yr old roof, new gas hot water tank, new flooring in HVAC room and bedroom, new stud walls. Also there is a 19' x 37' slab for carport or shop.

22. 2025-09-08
    status Active 246-char remark

    Show marketing remark (246 chars)

    Older home with rural setting. Home is vinyl siding, 3 bedroom, 1 bath, c/h/a, 3 storage buildings, 10 yr old roof, new gas hot water tank, new flooring in HVAC room and bedroom, new stud walls. Also there is a 19' x 37' slab for carport or shop.

23. 2025-05-01
    status Pending 246-char remark

    Show marketing remark (246 chars)

    Older home with rural setting. Home is vinyl siding, 3 bedroom, 1 bath, c/h/a, 3 storage buildings, 10 yr old roof, new gas hot water tank, new flooring in HVAC room and bedroom, new stud walls. Also there is a 19' x 37' slab for carport or shop.

24. 2025-04-28
    listed $85,000 Active 246-char remark

    Show marketing remark (246 chars)

    Older home with rural setting. Home is vinyl siding, 3 bedroom, 1 bath, c/h/a, 3 storage buildings, 10 yr old roof, new gas hot water tank, new flooring in HVAC room and bedroom, new stud walls. Also there is a 19' x 37' slab for carport or shop.

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $13,371
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,070
• − Management: −$1,070
• − Depreciation: −$2,473
• Taxable income: $2,297
• Est. tax owed @ 24.0%: −$551
• After-tax cash flow: $2,963/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: Westside School District
• NCES district ID: 0514020
• Math proficiency: 20% ▼ -7.00%
• Reading proficiency: 19% ▼ -8.00%
• Median HH income: $32,160
• Composite: 15.81/100
• National rank: #9265
• State rank: #216 of 238 in AR

Livability — Hartman

• Score: 54/100
• State rank: #421
• US rank: #23986

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,399

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 27,452 people
• By 2030: 28,003 · +2.0%
• By 2040: 28,960 · +5.5%
• By 2050: 29,627 · +7.9%
• By 2075: 31,000 · +12.9%
• By 2100: 31,173 · +13.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 12% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 3%
• Common ancestry: Lithuanian 3% Serbian 2% Portuguese 1%
• Foreign-born: 8% · Canada
• Languages at home: 87% English-only · Spanish 13%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+51.4) · D 23.3% · R 74.7% · Other 2.0%
• 2008→2024 swing: -28.4pp toward R · 2008: -23.1pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+49.0 2016: R+40.6 2012: R+28.0 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.22%
• Current HPI: 178.524
• 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

9 events — show timeline

• 2026-05-13 Relisted — NWARMLS
• 2026-04-28 Pending — NWARMLS
• 2026-04-28 Relisted — NWARMLS
• 2026-04-25 Delisted — NWARMLS
• 2025-11-18 Relisted — NWARMLS
• 2025-09-16 Pending — NWARMLS
• 2025-09-08 Relisted — NWARMLS
• 2025-05-01 Pending — NWARMLS
• 2025-04-28 Listed $85,000 NWARMLS

Property tax history

-14.5%/yr

Latest (2025): $60 · +50.0% YoY. Source: county tax records.