5 Jared Cir · Heber Springs, AR 72543

$189,000

3 bd · 2.0 ba · 1,804 sqft · SingleFamily public records · 151 Days on market

Built 2008 $105/sqft · 29% below area Est $267k · 29% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.1/30.0
• Schools +4.1/10.0
• Livability +2.9/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you are looking for a place that is within walking distance to the Little Red River and want to spend all your time fishing instead of lawn work, this small river community is for you!!! Beautiful home in the Swinging Bridge Village! Close to everything, Sugarloaf, ASU College, Greers Ferry Lake, Riverland Golf Course and of course the river!!! This home boasts a garage, granite counter tops, breakfast bar, bedroom and bath on main floor with 2 bedrooms, bath and bonus room upstairs and lots of closets! Check it out!!!This property is priced to sell and would make an excellant air bnb or short term rental!!!

Key facts

• Close to sugarloaf
• Granite counter tops
• Close to asu college

Tags

• WALKING DISTANCE TO RIVER
• CLOSE TO SUGARLOAF
• CLOSE TO ASU COLLEGE
• CLOSE TO GREERS FERRY LAKE
• CLOSE TO RIVERLAND GOLF COURSE
• GRANITE COUNTER TOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-145 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (29.1% below list).
• Recommended offer: $134k (29.1% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 2.1% in Heber Springs — 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 58/100 on livability (#329 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime C-, employment D+, amenities F.
• Heber Springs School District (town): math 50% / reading 49% proficiency, ranked #19 of 238 in AR (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Heber Springs Elem. School (math 48% / reading 40%, grade F, #164 of 454 statewide, top 37%, 756 students, 61% FRL); Heber Springs Middle School (math 60% / reading 58%, grade B, #13 of 201 statewide, top 7%, 380 students, 46% FRL); Heber Springs High School (math 37% / reading 49%, grade F, #37 of 292 statewide, top 12%, 484 students, 40% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: 293 active listings in the ZIP; 13 units permitted in Cleburne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Cleburne County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 13y ago; this cycle's ask has dropped $31k (14%) 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 $133,967 (29.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.71% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.29%
• DSCR: 0.85
• GRM: 11.8

CMA / ARV

• ARV (median comp): $267,341
• List price: $189,000
• Delta: -29.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 Winkley Shoals Trce	0.12mi	3/2.0	1,605 (-11%)	10mo	$425,000	$265	68
18 Old Ford Way	0.07mi	3/2.0	1,600 (-11%)	21mo	$270,000	$169	60
139 River Trl	0.62mi	3/2.5	1,699 (-6%)	4mo	$342,500	$202	56
60 Riverland Dr W	0.63mi	3/2.0	1,763 (-2%)	13mo	$411,000	$233	56
583 River Dr	0.67mi	3/2.0	1,560 (-14%)	9mo	$615,000	$394	39
125 River Trl	0.60mi	3/2.0	1,600 (-11%)	20mo	$90,000	$56	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: -21.8%
• Equity multiple: 0.25×
• Total profit: $-39,902
• Equity at exit: $28,181

10-year hold

• IRR: -15.7%
• Equity multiple: 0.12×
• Total profit: $-46,809
• Equity at exit: $16,341

Cash invested: $52,920 (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 72543

• Home prices YoY: -26.7%
• Active inventory: 293
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,340 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$133 /mo · $1,601/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $-145

Break-even live

Break-even rent $1,523

Max offer price $163,392

Occupancy floor —

Sensitivity live

Price	-10% $-38	-5% $-91	+0% $-145	+5% $-198	+10% $-252
Rent	-10% $-251	-5% $-198	+0% $-145	+5% $-92	+10% $-39
Rate	-1.0pp $-50	-0.5pp $-97	base $-145	+0.5pp $-194	+1.0pp $-244

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 43 events

1. 2026-06-21
   days on market $189,000 Active 151 DOM
2. 2026-06-19
   days on market $189,000 Active 149 DOM
3. 2026-06-18
   statusdays on market $189,000 Active 148 DOM
4. 2026-06-17
   days on market $189,000 Price Change 147 DOM
5. 2026-06-16
   days on market $189,000 Price Change 146 DOM
6. 2026-06-15
   days on market $189,000 Price Change 145 DOM
7. 2026-06-14
   days on market $189,000 Price Change 143 DOM
8. 2026-06-12
   pricestatusdays on market $189,000 Price Change 142 DOM
9. 2026-06-09
   days on market $199,000 Active 139 DOM
10. 2026-06-08
    days on market $199,000 Active 138 DOM
11. 2026-06-07
    days on market $199,000 Active 137 DOM
12. 2026-06-07
    days on market $199,000 Active 136 DOM
13. 2026-06-04
    days on market $199,000 Active 133 DOM
14. 2026-06-02
    days on market $199,000 Active 132 DOM
15. 2026-06-01
    days on market $199,000 Active 131 DOM
16. 2026-05-31
    days on market $199,000 Active 130 DOM
17. 2026-05-31
    days on market $199,000 Active 129 DOM
18. 2026-05-12
    price $199,000 618-char remark

    Show marketing remark (618 chars)

    If you are looking for a place that is within walking distance to the Little Red River and want to spend all your time fishing instead of lawn work, this small river community is for you!!! Beautiful home in the Swinging Bridge Village! Close to everything, Sugarloaf, ASU College, Greers Ferry Lake, Riverland Golf Course and of course the river!!! This home boasts a garage, granite counter tops, breakfast bar, bedroom and bath on main floor with 2 bedrooms, bath and bonus room upstairs and lots of closets! Check it out!!!This property is priced to sell and would make an excellant air bnb or short term rental!!!

19. 2026-03-19
    status Back on Market 618-char remark

    Show marketing remark (618 chars)

    If you are looking for a place that is within walking distance to the Little Red River and want to spend all your time fishing instead of lawn work, this small river community is for you!!! Beautiful home in the Swinging Bridge Village! Close to everything, Sugarloaf, ASU College, Greers Ferry Lake, Riverland Golf Course and of course the river!!! This home boasts a garage, granite counter tops, breakfast bar, bedroom and bath on main floor with 2 bedrooms, bath and bonus room upstairs and lots of closets! Check it out!!!This property is priced to sell and would make an excellant air bnb or short term rental!!!

20. 2026-03-11
    historical Take Backups 618-char remark

    Show marketing remark (618 chars)

    If you are looking for a place that is within walking distance to the Little Red River and want to spend all your time fishing instead of lawn work, this small river community is for you!!! Beautiful home in the Swinging Bridge Village! Close to everything, Sugarloaf, ASU College, Greers Ferry Lake, Riverland Golf Course and of course the river!!! This home boasts a garage, granite counter tops, breakfast bar, bedroom and bath on main floor with 2 bedrooms, bath and bonus room upstairs and lots of closets! Check it out!!!This property is priced to sell and would make an excellant air bnb or short term rental!!!

21. 2026-01-06
    historical
22. 2026-01-02
    listed $219,900 New Listing 618-char remark

    Show marketing remark (618 chars)

    If you are looking for a place that is within walking distance to the Little Red River and want to spend all your time fishing instead of lawn work, this small river community is for you!!! Beautiful home in the Swinging Bridge Village! Close to everything, Sugarloaf, ASU College, Greers Ferry Lake, Riverland Golf Course and of course the river!!! This home boasts a garage, granite counter tops, breakfast bar, bedroom and bath on main floor with 2 bedrooms, bath and bonus room upstairs and lots of closets! Check it out!!!This property is priced to sell and would make an excellant air bnb or short term rental!!!

23. 2026-01-02
    listed $219,900 New Listing

    Show marketing remark (618 chars)

    If you are looking for a place that is within walking distance to the Little Red River and want to spend all your time fishing instead of lawn work, this small river community is for you!!! Beautiful home in the Swinging Bridge Village! Close to everything, Sugarloaf, ASU College, Greers Ferry Lake, Riverland Golf Course and of course the river!!! This home boasts a garage, granite counter tops, breakfast bar, bedroom and bath on main floor with 2 bedrooms, bath and bonus room upstairs and lots of closets! Check it out!!!This property is priced to sell and would make an excellant air bnb or short term rental!!!

24. 2025-11-27
    historical
25. 2024-12-29
    price $230,000
26. 2024-11-26
    listed $235,000 New Listing
27. 2021-01-26
    historical
28. 2020-08-18
    status Under Contract
29. 2020-08-17
    price $142,500
30. 2020-08-08
    price $144,500
31. 2020-08-07
    status Price Change
32. 2020-08-07
    historical
33. 2020-08-07
    status Price Change
34. 2020-01-07
    status Under Contract
35. 2019-10-16
    price $142,500
36. 2019-04-01
    status Back on Market
37. 2019-03-12
    status Under Contract
38. 2019-02-25
    listed $144,500 New Listing
39. 2019-01-01
    historical
40. 2018-06-13
    price $144,900
41. 2018-01-19
    listed $149,900 New Listing
42. 2014-09-01
    historical
43. 2013-08-22
    listed $178,066

ⓘ 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: $1,601 · $133/mo
• Projected year-2 tax: $1,601 · $133/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $16,076
• − Mortgage interest: −$10,587
• − Property taxes: −$1,601
• − Insurance: −$945
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − Depreciation: −$5,498
• Taxable loss: −$5,127
• Est. tax savings @ 24.0%: +$1,231
• After-tax cash flow: $-509/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: Heber Springs School District
• NCES district ID: 0507560
• Math proficiency: 50% ▼ -11.00%
• Reading proficiency: 49% ▼ -11.00%
• Median HH income: $39,577
• Composite: 41.39/100
• National rank: #3478
• State rank: #19 of 238 in AR

Livability — Heber Springs

• Score: 58/100
• State rank: #329
• US rank: #21491

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,642

Population outlook (Cleburne County) Hauer SSP2

• Today (2025): 24,198 people
• By 2030: 23,324 · -3.6%
• By 2040: 21,566 · -10.9%
• By 2050: 19,916 · -17.7%
• By 2075: 16,744 · -30.8%
• By 2100: 13,303 · -45.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Cleburne

• 2024 margin: Solid R (+67.9) · D 15.2% · R 83.2% · Other 1.6%
• 2008→2024 swing: -23.7pp toward R · 2008: -44.2pp · 2024: -67.9pp
• All cycles: 2024: R+67.9 2020: R+65.8 2016: R+61.4 2012: R+52.2 2008: R+44.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.45%
• Current HPI: 215.4322
• 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

+11.8% since first listed

26 events — show timeline

• 2026-05-12 Price Changed $199,000 CARMLS
• 2026-03-19 Relisted — CARMLS
• 2026-03-11 Contingent — CARMLS
• 2026-01-06 Listing Removed — CARMLS
• 2026-01-02 Listed $219,900 CARMLS
• 2026-01-02 Listed $219,900 CARMLS
• 2025-11-27 Listing Removed — CARMLS
• 2024-12-29 Price Changed $230,000 CARMLS
• 2024-11-26 Listed $235,000 CARMLS
• 2021-01-26 Listing Removed — CARMLS
• 2020-08-18 Pending — CARMLS
• 2020-08-17 Price Changed $142,500 CARMLS
• 2020-08-08 Price Changed $144,500 CARMLS
• 2020-08-07 Relisted — CARMLS
• 2020-08-07 Listing Removed — CARMLS
• 2020-08-07 Relisted — CARMLS
• 2020-01-07 Pending — CARMLS
• 2019-10-16 Price Changed $142,500 CARMLS
• 2019-04-01 Relisted — CARMLS
• 2019-03-12 Pending — CARMLS
• 2019-02-25 Listed $144,500 CARMLS
• 2019-01-01 Listing Removed — CARMLS
• 2018-06-13 Price Changed $144,900 CARMLS
• 2018-01-19 Listed $149,900 CARMLS
• 2014-09-01 Listing Removed — CARMLS
• 2013-08-22 Listed $178,066 CARMLS

Property tax history

+0.4%/yr

Latest (2025): $1,601 · +9.7% YoY. Source: county tax records.