1409 Spring Rd · Harrison, AR 72601

$100,000

5 bd · 2.0 ba · 1,925 sqft · SingleFamily public records · 50 Days on market

0.90 ac lot $52/sqft · 55% below area

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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
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Appreciation +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

5 bd 2 ba home needs major remodeling. Partial wood fence on two sides and chain link on one side. Covered front and back porches. Floors appear to be solid. 3 bd 1 ba on main floor and 2 bd 1 ba upstairs. Unfinished walkout basement. Property will not go VA, RD or FHA. Utilities are turned off. Selling AS-IS; numbers are approximate. NO OFFERS ACCEPTED UNTIL 5/26/26.

Key facts

• Solid floors
• Partial wood fence
• Chain link fence

Tags

• COVERED FRONT AND BACK PORCHES
• PARTIAL WOOD FENCE
• CHAIN LINK FENCE
• SOLID FLOORS

Property features AI

Finance

• Other: Basement: Full, unfinished, walk-out access; includes crawl space
• Financial info: Financial specifics and investor details not provided
• HOA & community: HOA/association fees billed monthly

Exterior

• Parking: Attached carport with 1 covered space; No driveway
• Security: Security details not specified
• Utilities: Sewer available
• Home design: Two-story home; Residential zoning; Entry level and facing direction not specified
• Construction: Metal siding; Asphalt shingle roof; Crawlspace foundation; Estimated 25+ years old
• Exterior features: Partial fencing; Cleared, city lot; Paved road access

Interior

• Kitchen: Kitchen details not specified
• Bedrooms: Bedroom details not specified
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating and cooling details not specified
• Interior features: No notable built-in interior features listed
• Laundry & utility: Laundry details not specified

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 3.0% in Harrison — 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 70/100 on livability (#52 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Harrison School District (town): math 53% / reading 54% proficiency, ranked #11 of 238 in AR (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 437 active listings in the ZIP; 92 units permitted in Boone County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $691 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Boone County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-1.9% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.40% ✓
• Cap rate: 11.81%
• Cash-on-cash: 19.71%
• DSCR: 1.88
• GRM: 6.0

CMA / ARV

• ARV (median comp): $220,000
• List price: $100,000
• Delta: -54.55%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 Dogwood St	0.72mi	4/2.0 (-1)	1,976 (+3%)	4mo	$159,000	$80	53
1023 N Rowland St	0.73mi	4/2.0 (-1)	1,856 (-4%)	12mo	$75,000	$40	45

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

Projected returns pro-forma

-1.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 1.63×
• Total profit: $17,667
• Equity at exit: $19,783

10-year hold

• IRR: 21.8%
• Equity multiple: 3.04×
• Total profit: $57,182
• Equity at exit: $17,252

Cash invested: $28,000 (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 72601

• Home prices YoY: -0.8%
• Active inventory: 437
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,399 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$79 /mo · $953/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $460

Break-even live

Break-even rent $817

Max offer price $100,000

Occupancy floor 62%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-14
   statusdays on market $100,000 Pending 50 DOM
2. 2026-06-12
   pricedays on market $100,000 Active 49 DOM
3. 2026-06-09
   days on market $130,000 Active 46 DOM
4. 2026-06-08
   days on market $130,000 Active 45 DOM
5. 2026-06-07
   days on market $130,000 Active 44 DOM
6. 2026-06-07
   days on market $130,000 Active 43 DOM
7. 2026-06-04
   days on market $130,000 Active 40 DOM
8. 2026-06-02
   days on market $130,000 Active 39 DOM
9. 2026-06-01
   days on market $130,000 Active 38 DOM
10. 2026-05-31
    days on market $130,000 Active 37 DOM
11. 2026-05-31
    days on market $130,000 Active 36 DOM
12. 2026-04-24
    listed $130,000 Active 341-char remark
13. 2015-05-14
    soldstatus $70,000

ⓘ 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: $953 · $79/mo
• Projected year-2 tax: $953 · $79/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 21 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: $16,793
• − Mortgage interest: −$5,602
• − Property taxes: −$953
• − Insurance: −$500
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − Depreciation: −$2,909
• Taxable income: $4,142
• Est. tax owed @ 24.0%: −$994
• After-tax cash flow: $4,526/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: Harrison School District
• NCES district ID: 0507380
• Math proficiency: 53% ▼ -9.00%
• Reading proficiency: 54% ▼ -6.00%
• Median HH income: $37,726
• Composite: 44.51/100
• National rank: #2796
• State rank: #11 of 238 in AR

Livability — Harrison

• Score: 70/100
• State rank: #52
• US rank: #7654

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harrison, AR
• Population (ZIP): 30,180

Population outlook (Boone County) Hauer SSP2

• Today (2025): 37,238 people
• By 2030: 36,808 · -1.2%
• By 2040: 35,597 · -4.4%
• By 2050: 34,197 · -8.2%
• By 2075: 30,503 · -18.1%
• By 2100: 25,797 · -30.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Boone

• 2024 margin: Solid R (+65.0) · D 16.7% · R 81.6% · Other 1.7%
• 2008→2024 swing: -25.3pp toward R · 2008: -39.7pp · 2024: -65.0pp
• All cycles: 2024: R+65.0 2020: R+61.9 2016: R+58.5 2012: R+48.0 2008: R+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.92%
• Current HPI: 247.043
• 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

+42.9% since first listed

4 events — show timeline

• 2026-06-13 Pending — NWARMLS
• 2026-06-11 Price Changed $100,000 NWARMLS
• 2026-04-24 Listed $130,000 NWARMLS
• 2015-05-14 Sold (Public Records) $70,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $953 · +45.9% YoY. Source: county tax records.