803 W School St · Ozark, AR 72949

$95,000

3 bd · 1.0 ba · 1,984 sqft · SingleFamily public records · 120 Days on market

Built 1900 0.35 ac lot Est $183k · 48% under

---

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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This two-story home offers 1,984 sq ft with original details throughout. The main level includes hardwood floors, coffered ceilings, built-ins, and an electric fireplace in the living room. A second living area or formal dining room provides additional space and features matching hardwoods and ceiling detail. The eat-in kitchen offers good cabinet space and a functional layout. Upstairs, there is a large amount of usable attic space with the potential for additional rooms or future expansion. The home was previously used as a duplex, offering flexible layout possibilities. Outside, the property includes a large fenced-in yard with plenty of room to work with. A solid option for anyone looki

Key facts

• Coffered ceilings
• Usable attic space
• Electric fireplace

Tags

• HARDWOOD FLOORS
• COFFERED CEILINGS
• BUILT-INS
• ELECTRIC FIREPLACE
• USABLE ATTIC SPACE
• FENCED-IN YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 3.1% in Ozark — 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 60/100 on livability (#258 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Ozark School District (town): math 41% / reading 38% proficiency, ranked #80 of 238 in AR (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ozark Upper Elementary School (math 40% / reading 31%, grade F, #250 of 454 statewide, top 55%, 267 students, 57% FRL); Ozark Middle School (math 57% / reading 41%, grade C-, #37 of 201 statewide, top 18%, 234 students, 56% FRL); Ozark High School (math 22% / reading 39%, grade F, #134 of 292 statewide, top 47%, 700 students, 46% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: 81 active listings in the ZIP; 23 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Franklin County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $95k implies a 428% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 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?
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: 1.19% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.16%
• DSCR: 1.63
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $182,528
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
811 School St	0.02mi	4/2.0 (+1)	1,813 (-9%)	11mo	$82,000	$45	67
1100 Bluff Dr	0.29mi	3/2.0	2,045 (+3%)	12mo	$170,000	$83	67
312 Alston	0.11mi	3/2.0	1,700 (-14%)	4mo	$135,000	$79	64
207 S 11th St	0.25mi	3/2.0	1,798 (-9%)	14mo	$165,000	$92	57
505 N 18th	0.66mi	3/2.0	2,030 (+2%)	15mo	$209,160	$103	49
1106 W Gibson St	0.22mi	3/2.0	1,693 (-15%)	21mo	$175,000	$103	44
1701 W Gibson St	0.54mi	3/1.0	1,705 (-14%)	15mo	$148,000	$87	39
122 E College St	0.59mi	4/2.0 (+1)	1,700 (-14%)	3mo	$195,000	$115	38
202 Cloos Circle Dr	0.67mi	3/2.0	1,869 (-6%)	23mo	$179,000	$96	36

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: 4.4%
• Equity multiple: 1.17×
• Total profit: $4,567
• Equity at exit: $14,165

10-year hold

• IRR: 13.9%
• Equity multiple: 2.11×
• Total profit: $29,601
• Equity at exit: $8,214

Cash invested: $26,600 (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 72949

• Home prices YoY: -14.4%
• Active inventory: 81
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,135 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$45 /mo · $537/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $314

Break-even live

Break-even rent $737

Max offer price $95,000

Occupancy floor 67%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-03-14
   status Pending
2. 2025-11-14
   listed $95,000 Active
3. 1992-06-08
   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: $537 · $45/mo
• Projected year-2 tax: $608 · $51/mo
• Expected delta: +$71/yr (+$6/mo · 13.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $13,615
• − Mortgage interest: −$5,321
• − Property taxes: −$537
• − Insurance: −$475
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$2,764
• Taxable income: $2,340
• Est. tax owed @ 24.0%: −$562
• After-tax cash flow: $3,205/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: Ozark School District
• NCES district ID: 0511010
• Math proficiency: 41% ▼ -9.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $33,306
• Composite: 32.5/100
• National rank: #5703
• State rank: #80 of 238 in AR

Livability — Ozark

• Score: 60/100
• State rank: #258
• US rank: #18601

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

• Census place: Ozark, AR
• Population (ZIP): 9,474

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 16,946 people
• By 2030: 16,403 · -3.2%
• By 2040: 15,303 · -9.7%
• By 2050: 14,243 · -16.0%
• By 2075: 12,136 · -28.4%
• By 2100: 10,443 · -38.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 11% Hispanic / Latino 3%
• Common ancestry: Lithuanian 1% Serbian 1% Portuguese 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+62.4) · D 17.7% · R 80.1% · Other 2.2%
• 2008→2024 swing: -23.1pp toward R · 2008: -39.3pp · 2024: -62.4pp
• All cycles: 2024: R+62.4 2020: R+61.4 2016: R+54.6 2012: R+44.4 2008: R+39.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.41%
• Current HPI: 180.3194
• 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

+427.8% since first listed

3 events — show timeline

• 2026-03-14 Pending — WRVBOR
• 2025-11-14 Listed $95,000 WRVBOR
• 1992-06-08 Sold (Public Records) $18,000 Public Records

Property tax history

+40.6%/yr

Latest (2025): $537 · +0.0% YoY. Source: county tax records.