46 Crossroads · Highland, AR 72542

$185,000

4 bd · 1.0 ba · 1,728 sqft · SingleFamily public records · 289 Days on market

0.75 ac lot $107/sqft · 32% above area Est $141k · 32% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.5/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Sellers are Negotiable. Come see this Super cute, very well-maintained Double, A-frame home with 4 bedrooms and 2 - 3/4 bathrooms. It has to be seen to be appreciated. Nestled in the middle of 3 lots with lake views of Lake Mirandy. This home comes with 2 outbuildings for storage. There are 2 covered parking areas, one for cars and one for lawn maintenance equipment. There is a water softener and a huge pantry/ laundry room just off the kitchen. This home could be a perfect Family home, Retirement home, Vacation home or could even be used as a VRBO. This home is conveniently located with quick access to the 4-Lane but is also secluded enough to make you feel like you're living in the country. All offers will be considered. Make an appointment to see this cutie today.

Key facts

• Lake views
• Water softener
• 0.75 acre lot

Tags

• LAKE VIEWS
• OUTBUILDINGS FOR STORAGE
• COVERED PARKING AREAS
• WATER SOFTENER
• HUGE PANTRY LAUNDRY ROOM
• QUICK ACCESS TO THE 4-LANE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $697 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#169 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools F, amenities F, commute F.
• Highland School District (town): math 43% / reading 39% proficiency, ranked #66 of 238 in AR (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 131 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4 units permitted in Sharp County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Sharp County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 289 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago 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 $50k; list at $185k implies a 270% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 289 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.35% ✓
• Cap rate: 10.81%
• Cash-on-cash: 16.14%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

• ARV (median comp): $140,636
• List price: $185,000
• Delta: 31.55%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46 Dogwood Cir	0.19mi	3/2.0 (-1)	1,568 (-9%)	20mo	$159,900	$102	50
30 Bittersweet Dr	0.39mi	3/2.0 (-1)	1,536 (-11%)	6mo	$50,000	$33	49
46 Dogwood Cir	0.30mi	3/2.0 (-1)	1,568 (-9%)	20mo	$159,900	$102	45
49 Ridgeway Dr	0.60mi	3/2.0 (-1)	1,614 (-7%)	20mo	$140,000	$87	35
71 Shoshone Dr	0.74mi	3/1.5 (-1)	1,584 (-8%)	12mo	$134,500	$85	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.2%
• Equity multiple: 3.80×
• Total profit: $145,154
• Equity at exit: $166,663

10-year hold

• IRR: 31.2%
• Equity multiple: 8.58×
• Total profit: $392,646
• Equity at exit: $359,414

Cash invested: $51,800 (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 72542

• Home prices YoY: 26.5%
• Active inventory: 131
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $697

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 67%

Sensitivity live

Price	-10% $824	-5% $760	+0% $697	+5% $633	+10% $569
Rent	-10% $499	-5% $598	+0% $697	+5% $795	+10% $894
Rate	-1.0pp $790	-0.5pp $744	base $697	+0.5pp $649	+1.0pp $600

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
194 E Lakeshore Dr Cherokee Village, AR	4.0	2.0	1764	$2,500	$1.42	44d	1	1.14mi

Listing history 25 events

1. 2026-06-19
   days on market $185,000 Active 289 DOM
2. 2026-06-18
   days on market $185,000 Active 288 DOM
3. 2026-06-17
   days on market $185,000 Active 287 DOM
4. 2026-06-16
   days on market $185,000 Active 286 DOM
5. 2026-06-15
   days on market $185,000 Active 285 DOM
6. 2026-06-14
   days on market $185,000 Active 283 DOM
7. 2026-06-12
   days on market $185,000 Active 282 DOM
8. 2026-06-09
   days on market $185,000 Active 279 DOM
9. 2026-06-08
   days on market $185,000 Active 278 DOM
10. 2026-06-07
    days on market $185,000 Active 277 DOM
11. 2026-06-04
    days on market $185,000 Active 273 DOM
12. 2026-06-02
    days on market $185,000 Active 272 DOM
13. 2026-06-01
    days on market $185,000 Active 271 DOM
14. 2026-05-31
    days on market $185,000 Active 270 DOM
15. 2026-05-31
    days on market $185,000 Active 269 DOM
16. 2026-02-27
    price $185,000 777-char remark

    Show marketing remark (777 chars)

    Sellers are Negotiable. Come see this Super cute, very well-maintained Double, A-frame home with 4 bedrooms and 2 - 3/4 bathrooms. It has to be seen to be appreciated. Nestled in the middle of 3 lots with lake views of Lake Mirandy. This home comes with 2 outbuildings for storage. There are 2 covered parking areas, one for cars and one for lawn maintenance equipment. There is a water softener and a huge pantry/ laundry room just off the kitchen. This home could be a perfect Family home, Retirement home, Vacation home or could even be used as a VRBO. This home is conveniently located with quick access to the 4-Lane but is also secluded enough to make you feel like you're living in the country. All offers will be considered. Make an appointment to see this cutie today.

17. 2025-09-03
    listed $190,000 New Listing 777-char remark

    Show marketing remark (777 chars)

    Sellers are Negotiable. Come see this Super cute, very well-maintained Double, A-frame home with 4 bedrooms and 2 - 3/4 bathrooms. It has to be seen to be appreciated. Nestled in the middle of 3 lots with lake views of Lake Mirandy. This home comes with 2 outbuildings for storage. There are 2 covered parking areas, one for cars and one for lawn maintenance equipment. There is a water softener and a huge pantry/ laundry room just off the kitchen. This home could be a perfect Family home, Retirement home, Vacation home or could even be used as a VRBO. This home is conveniently located with quick access to the 4-Lane but is also secluded enough to make you feel like you're living in the country. All offers will be considered. Make an appointment to see this cutie today.

18. 2025-09-01
    historical
19. 2025-07-26
    price $210,000
20. 2025-06-18
    price $220,000
21. 2025-05-11
    price $225,000
22. 2025-03-26
    price $235,000
23. 2024-08-28
    listed $250,000 New Listing
24. 2002-08-23
    soldstatus $50,000
25. 1991-12-26
    soldstatus $39,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $30,000
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$5,382
• Taxable income: $5,755
• Est. tax owed @ 24.0%: −$1,381
• After-tax cash flow: $6,977/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: Highland School District
• NCES district ID: 0507770
• Math proficiency: 43% ▼ -7.00%
• Reading proficiency: 39% ▼ -9.00%
• Median HH income: $32,066
• Composite: 33.63/100
• National rank: #5400
• State rank: #66 of 238 in AR

Livability — Highland

• Score: 64/100
• State rank: #169
• US rank: #14238

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Highland, AR
• Population (ZIP): 3,829

Population outlook (Sharp County) Hauer SSP2

• Today (2025): 16,170 people
• By 2030: 15,711 · -2.8%
• By 2040: 14,974 · -7.4%
• By 2050: 14,420 · -10.8%
• By 2075: 13,235 · -18.2%
• By 2100: 11,492 · -28.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Asian 1%
• Common ancestry: Lithuanian 9% Slovak 3% Italian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Sharp

• 2024 margin: Solid R (+62.7) · D 17.7% · R 80.4% · Other 1.9%
• 2008→2024 swing: -33.7pp toward R · 2008: -28.9pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+60.0 2016: R+54.7 2012: R+38.8 2008: R+28.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 40.05%
• Current HPI: 191.38
• 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

+374.4% since first listed

10 events — show timeline

• 2026-02-27 Price Changed $185,000 CARMLS
• 2025-09-03 Listed $190,000 CARMLS
• 2025-09-01 Listing Removed — CARMLS
• 2025-07-26 Price Changed $210,000 CARMLS
• 2025-06-18 Price Changed $220,000 CARMLS
• 2025-05-11 Price Changed $225,000 CARMLS
• 2025-03-26 Price Changed $235,000 CARMLS
• 2024-08-28 Listed $250,000 CARMLS
• 2002-08-23 Sold (Public Records) $50,000 Public Records
• 1991-12-26 Sold (Public Records) $39,000 Public Records

Property tax history

+20.8%/yr

Latest (2020): $364 · +2.8% YoY. Source: county tax records.