1813 Ford Dr · Clarksville, AR 72830

$144,900

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 15 Days on market

Built 1980 0.62 ac lot Est $104k · 40% over

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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).

• Cash flow +20.6/30.0
• DSCR +6.5/10.0
• 1% rule +4.1/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully kept and maintained, this 3 bedroom home has all the charm and warmth that anyone could ask for. The LARGE backyard offers room to grow, play, or grill and the entire property is completely fenced on all sides for your pets/kids. The water lines were replaced 5 years ago and the HVAC was serviced just months ago and works beautifully. This would make a perfect forever home and is priced to sell! Give me a call today so see this gem.

Key facts

• Updated kitchen
• Cozy living areas
• Fully fenced yard

Tags

• UPDATED KITCHEN
• DEDICATED LAUNDRY ROOM
• FULLY FENCED YARD
• COZY LIVING AREAS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (8.9% below list).
• Recommended offer: $132k (8.9% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 4.6% in Clarksville — 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 65/100 on livability (#141 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D, crime D-, amenities F.
• Clarksville School District (town): math 29% / reading 34% proficiency, ranked #147 of 238 in AR (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 154 active listings in the ZIP; 12 units permitted in Johnson 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 $4k of value loss. Plan a longer hold.
• Johnson County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($143k) 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 $100k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $132,037 (8.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is D 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?
4. 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?
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: 0.91% ✗
• Cap rate: 7.90%
• Cash-on-cash: 5.73%
• DSCR: 1.25
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $103,680
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1807 Ford Dr	0.04mi	2/1.0 (-1)	1,027 (-11%)	7mo	$75,000	$73	69
1906 W Main St	0.19mi	3/1.0	1,270 (+10%)	13mo	$135,000	$106	63
1320 Reynolds St	0.58mi	3/1.0	1,152 (0%)	16mo	$79,250	$69	60
1309 Reynolds St	0.61mi	3/1.0	1,092 (-5%)	6mo	$31,000	$28	58
108 Carlton Dr	0.20mi	3/1.0	1,000 (-13%)	22mo	$99,000	$99	50
208 Cemetery St	0.68mi	3/1.0	1,216 (+6%)	23mo	$75,000	$62	40
1209 W Walton St	0.69mi	3/1.0	1,296 (+12%)	9mo	$126,500	$98	40
210 Cemetery St St	0.69mi	2/1.0 (-1)	1,054 (-8%)	14mo	$95,000	$90	37
1306 Reynolds St	0.63mi	3/2.0	1,300 (+13%)	10mo	$173,000	$133	37
307 Hayes St	0.70mi	2/1.0 (-1)	1,232 (+7%)	18mo	$110,000	$89	36
1302 W Taylor St	0.56mi	3/2.5	1,300 (+13%)	22mo	$134,500	$103	28

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-11,217
• Equity at exit: $21,605

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $5,820
• Equity at exit: $12,528

Cash invested: $40,572 (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 72830

• Home prices YoY: -11.5%
• Active inventory: 154
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,320 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$29 /mo · $350/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $194

Break-even live

Break-even rent $1,075

Max offer price $144,900

Occupancy floor 80%

Sensitivity live

Price	-10% $276	-5% $235	+0% $194	+5% $153	+10% $112
Rent	-10% $89	-5% $142	+0% $194	+5% $246	+10% $298
Rate	-1.0pp $267	-0.5pp $231	base $194	+0.5pp $156	+1.0pp $118

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-06
   status Under Contract
2. 2026-03-20
   listed $144,900 New Listing
3. 2024-09-26
   soldstatus $100,000 448-char remark

   Show marketing remark (448 chars)

   Beautifully kept and maintained, this 3 bedroom home has all the charm and warmth that anyone could ask for. The LARGE backyard offers room to grow, play, or grill and the entire property is completely fenced on all sides for your pets/kids. The water lines were replaced 5 years ago and the HVAC was serviced just months ago and works beautifully. This would make a perfect forever home and is priced to sell! Give me a call today so see this gem.

4. 2024-09-26
   soldstatus $100,000

   Show marketing remark (448 chars)

   Beautifully kept and maintained, this 3 bedroom home has all the charm and warmth that anyone could ask for. The LARGE backyard offers room to grow, play, or grill and the entire property is completely fenced on all sides for your pets/kids. The water lines were replaced 5 years ago and the HVAC was serviced just months ago and works beautifully. This would make a perfect forever home and is priced to sell! Give me a call today so see this gem.

5. 2024-07-24
   listed $109,000 448-char remark

   Show marketing remark (448 chars)

   Beautifully kept and maintained, this 3 bedroom home has all the charm and warmth that anyone could ask for. The LARGE backyard offers room to grow, play, or grill and the entire property is completely fenced on all sides for your pets/kids. The water lines were replaced 5 years ago and the HVAC was serviced just months ago and works beautifully. This would make a perfect forever home and is priced to sell! Give me a call today so see this gem.

6. 2006-09-20
   soldstatus $43,000

ⓘ 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: $350 · $29/mo
• Projected year-2 tax: $927 · $77/mo
• Expected delta: +$578/yr (+$48/mo · 165.1%)

ⓘ 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 6/10 Major 7 d/yr ≥112°F today · 20 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: $15,844
• − Mortgage interest: −$8,117
• − Property taxes: −$350
• − Insurance: −$724
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$4,215
• Taxable loss: −$97
• Est. tax savings @ 24.0%: +$23
• After-tax cash flow: $2,348/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: Clarksville School District
• NCES district ID: 0504380
• Math proficiency: 29% ▼ -16.00%
• Reading proficiency: 34% ▼ -5.00%
• Median HH income: $33,344
• Composite: 25.84/100
• National rank: #7352
• State rank: #147 of 238 in AR

Livability — Clarksville

• Score: 65/100
• State rank: #141
• US rank: #12572

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarksville, AR
• Population (ZIP): 15,962

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 27,452 people
• By 2030: 28,003 · +2.0%
• By 2040: 28,960 · +5.5%
• By 2050: 29,627 · +7.9%
• By 2075: 31,000 · +12.9%
• By 2100: 31,173 · +13.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 18% Two or more races 9% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 2% Iranian 1% Lithuanian 1%
• Foreign-born: 12% · Canada, Philippines, Vietnam
• Languages at home: 84% English-only · Spanish 12% Other Asian/Pacific 2% German/W. Germanic 1%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+51.4) · D 23.3% · R 74.7% · Other 2.0%
• 2008→2024 swing: -28.4pp toward R · 2008: -23.1pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+49.0 2016: R+40.6 2012: R+28.0 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.36%
• Current HPI: 187.5114
• 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

+237.0% since first listed

6 events — show timeline

• 2026-04-06 Pending — CARMLS
• 2026-03-20 Listed $144,900 CARMLS
• 2024-09-26 Sold (Public Records) $100,000 Public Records
• 2024-09-26 Sold (MLS) $100,000 NWARMLS
• 2024-07-24 Listed $109,000 NWARMLS
• 2006-09-20 Sold (Public Records) $43,000 Public Records

Property tax history

+17.8%/yr

Latest (2025): $350 · +6600.6% YoY. Source: county tax records.