7910 Edgemont Rd, Ste 301 · Greers Ferry, AR 72067

$1

3 bd · 2.0 ba · 1,437 sqft · Other · 7 Days on market

Built 1960 $267/mo HOA · 24% of rent

---

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 +15.0/30.0
• Appreciation +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Suite 301 - Third-floor unit in the Narrows Inn, one of nine totally renovated lakefront condos offered at auction. This 3 bed / 2 bath condominium (~1,437 SF) features stained concrete floors, an open living/dining flow, and pool views from the primary bedroom. Kitchen with solid-surface counters and Whirlpool stainless appliances; primary suite with sliding glass doors, double-vanity bath, walk-in corner shower and walk-in closet. Two additional bedrooms (one pre-wired for TV/Internet), hall bath, and stackable Whirlpool washer/dryer in the utility room. Offered through the Buyer’s Ultimate Choice auction with SOLDasap - bid on a single unit, any combination, or purchase all nine co

Key facts

• Pool views
• Lakefront condos
• Community pool

Tags

• LAKEFRONT CONDOS
• STAINED CONCRETE FLOORS
• OPEN LIVING DINING FLOW
• POOL VIEWS
• SOLID SURFACE COUNTERS
• WHIRLPOOL STAINLESS APPLIANCES

Property features AI

Finance

• HOA & community: Annual association fee of $3,201.52; Community amenities include swimming pools, tennis courts, picnic area, marina, and golf course

Exterior

• Parking: Other parking (see remarks)
• Utilities: Public sewer; Public water
• Home design: Stone and wood exterior
• Construction: Architectural shingle roof; Piers foundation
• Exterior features: Patio; Pool; River/lake area setting; Paved road access

Interior

• Kitchen: Free-standing stove; Microwave; Dishwasher; Refrigerator stays
• Flooring: Concrete flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling (electric); Central heat (gas)
• Interior features: Washer and dryer stay with the property; Walk-in closet(s); Ceiling fans; Walk-in shower; Furnished
• Laundry & utility: Washer stays; Dryer stays

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $1 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $1.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).
• Cap rate 719772.0% vs local median 1.8% in Greers Ferry — 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 61/100 on livability (#251 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, schools D, amenities F.
• West Side School District (rural): math 29% / reading 41% proficiency, ranked #118 of 238 in AR (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 165 active listings in the ZIP; 13 units permitted in Cleburne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Cleburne County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.6% appreciation + 3.0% rent growth), your $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $1

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 109723.00% ✓
• Cap rate: 719772.04%
• Cash-on-cash: 2570591.95%
• DSCR: 114377.88
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 137082.86×
• Total profit: $38,383
• Equity at exit: $1

10-year hold

• IRR: —
• Equity multiple: 297675.40×
• Total profit: $83,349
• Equity at exit: $1

Cash invested: $0 (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 72067

• Home prices YoY: 3.2%
• Active inventory: 165

Monthly cashflow live

• Estimated rent: $1,097 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$267
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $600

Break-even live

Break-even rent $338

Max offer price $1

Occupancy floor 40%

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $267 · $3,204/yr
• Likely covers: internetpool

Listing history 7 events

1. 2026-06-19
   statusdays on market $1 Active 7 DOM
2. 2026-06-18
   days on market $1 New Listing 6 DOM
3. 2026-06-17
   days on market $1 New Listing 5 DOM
4. 2026-06-16
   days on market $1 New Listing 4 DOM
5. 2026-06-15
   days on market $1 New Listing 3 DOM
6. 2026-06-13
   remarks 693-char remark
7. 2026-06-13
   listed $1 New Listing 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,167
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − HOA: −$3,204
• − Depreciation: −$0
• Taxable income: $7,856
• Est. tax owed @ 24.0%: −$1,885
• After-tax cash flow: $5,312/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: West Side School District
• NCES district ID: 0514040
• Math proficiency: 29% ▼ -6.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $39,658
• Composite: 29.31/100
• National rank: #6551
• State rank: #118 of 238 in AR

Livability — Greers Ferry

• Score: 61/100
• State rank: #251
• US rank: #18144

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greers Ferry, AR
• City population: 2,881
• Population (ZIP): 2,881

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 (92%)
• Race & ethnicity: White 92% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Serbian 3% Iranian 1%
• Foreign-born: 0%

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: ▲ 7.59%
• Current HPI: 245.97
• 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