813 Sawmill Rd · Mountain View, AR 72560

$126,900

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 94 Days on market

Built 1982 1.11 ac lot $111/sqft · 34% below area Est $193k · 34% under

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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 +16.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +3.2/10.0
• Schools +3.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming residence is located just minutes from town and presents an excellent opportunity for rental property or someone looking for a residence. Featuring county road frontage, garden spot, and a carport this property is a must consider. For those who enjoy fishing, the homes proximity to the White river is a significant advantage, being closer than it is to town. Great fixer

Key facts

• Carport
• County road frontage
• Garden spot

Tags

• COUNTY ROAD FRONTAGE
• GARDEN SPOT
• CARPORT
• PROXIMITY TO WHITE RIVER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $127k.

Deal economics

• At list price, monthly cash flow is $67 ($804/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 $105k (17.6% below list).
• Recommended offer: $105k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 2.5% in Mountain View — 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 (#316 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools D-, crime D-, amenities F.
• Mountain View School District (rural): math 34% / reading 41% proficiency, ranked #107 of 238 in AR (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 164 active listings in the ZIP; 2 units permitted in Stone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $877 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Stone County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 $90k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $104,591 (17.6% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 18% 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 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. 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?
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: 0.82% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.26%
• DSCR: 1.10
• GRM: 10.1

CMA / ARV

• ARV (median comp): $193,063
• List price: $126,900
• Delta: -34.27%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Khaki Ln	0.74mi	2/2.0 (-1)	1,232 (+8%)	23mo	$222,000	$180	25

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: -12.8%
• Equity multiple: 0.54×
• Total profit: $-16,351
• Equity at exit: $18,921

10-year hold

• IRR: -3.8%
• Equity multiple: 0.75×
• Total profit: $-8,971
• Equity at exit: $10,972

Cash invested: $35,532 (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 72560

• Home prices YoY: -23.2%
• Active inventory: 164
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,046 medium
• Mortgage (P&I): −$665
• Tax from tax record: −$41 /mo · $491/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $67

Break-even live

Break-even rent $961

Max offer price $126,900

Occupancy floor 89%

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: $31,725
• Closing costs: $3,807
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-19
   days on market $126,900 Active 94 DOM
2. 2026-06-18
   days on market $126,900 Active 93 DOM
3. 2026-06-17
   days on market $126,900 Active 92 DOM
4. 2026-06-16
   days on market $126,900 Active 91 DOM
5. 2026-06-15
   days on market $126,900 Active 90 DOM
6. 2026-06-14
   days on market $126,900 Active 88 DOM
7. 2026-06-12
   days on market $126,900 Active 87 DOM
8. 2026-06-09
   days on market $126,900 Active 84 DOM
9. 2026-06-08
   days on market $126,900 Active 83 DOM
10. 2026-06-07
    days on market $126,900 Active 82 DOM
11. 2026-06-07
    days on market $126,900 Active 81 DOM
12. 2026-06-02
    days on market $126,900 Active 77 DOM
13. 2026-06-01
    days on market $126,900 Active 76 DOM
14. 2026-05-31
    days on market $126,900 Active 75 DOM
15. 2026-05-30
    days on market $126,900 Active 74 DOM
16. 2026-05-07
    price $126,900 385-char remark

    Show marketing remark (385 chars)

    This charming residence is located just minutes from town and presents an excellent opportunity for rental property or someone looking for a residence. Featuring county road frontage, garden spot, and a carport this property is a must consider. For those who enjoy fishing, the homes proximity to the White river is a significant advantage, being closer than it is to town. Great fixer

17. 2026-03-16
    listed $129,900 New Listing 385-char remark

    Show marketing remark (385 chars)

    This charming residence is located just minutes from town and presents an excellent opportunity for rental property or someone looking for a residence. Featuring county road frontage, garden spot, and a carport this property is a must consider. For those who enjoy fishing, the homes proximity to the White river is a significant advantage, being closer than it is to town. Great fixer

18. 2025-10-28
    historical
19. 2025-10-09
    price $130,000
20. 2025-07-26
    price $134,900
21. 2025-05-27
    price $139,900
22. 2025-02-05
    listed $142,000 New Listing
23. 2024-11-15
    historical
24. 2024-08-16
    price $144,900
25. 2024-06-25
    price $149,900
26. 2024-05-14
    listed $155,000 New Listing
27. 2021-11-12
    soldstatus $90,000 Sold
28. 2021-11-11
    soldstatus $90,000
29. 2021-10-28
    status Under Contract
30. 2020-12-24
    price $115,000
31. 2020-10-22
    listed $125,000 New Listing
32. 2007-10-18
    soldstatus $76,000
33. 2006-09-28
    soldstatus $56,000
34. 2005-12-09
    soldstatus $50,000
35. 2005-03-11
    soldstatus $36,000
36. 2004-07-26
    soldstatus $20,000

ⓘ 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: $491 · $41/mo
• Projected year-2 tax: $812 · $68/mo
• Expected delta: +$322/yr (+$27/mo · 65.5%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,551
• − Mortgage interest: −$7,108
• − Property taxes: −$491
• − Insurance: −$634
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − Depreciation: −$3,692
• Taxable loss: −$1,382
• Est. tax savings @ 24.0%: +$332
• After-tax cash flow: $1,136/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: Mountain View School District
• NCES district ID: 0510200
• Math proficiency: 34% ▼ -20.00%
• Reading proficiency: 41% ▼ -13.00%
• Median HH income: $31,281
• Composite: 30.61/100
• National rank: #6192
• State rank: #107 of 238 in AR

Livability — Mountain View

• Score: 58/100
• State rank: #316
• US rank: #20958

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,650
• Population (ZIP): 7,650

Population outlook (Stone County) Hauer SSP2

• Today (2025): 12,440 people
• By 2030: 12,372 · -0.5%
• By 2040: 12,081 · -2.9%
• By 2050: 11,628 · -6.5%
• By 2075: 10,863 · -12.7%
• By 2100: 9,420 · -24.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 3% Native American 1%
• Common ancestry: Slovak 4% Iranian 3% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Stone

• 2024 margin: Solid R (+61.7) · D 18.1% · R 79.7% · Other 2.2%
• 2008→2024 swing: -25.3pp toward R · 2008: -36.4pp · 2024: -61.7pp
• All cycles: 2024: R+61.7 2020: R+57.9 2016: R+52.3 2012: R+45.2 2008: R+36.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.20%
• Current HPI: 159.8996
• 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

+534.5% since first listed

21 events — show timeline

• 2026-05-07 Price Changed $126,900 CARMLS
• 2026-03-16 Listed $129,900 CARMLS
• 2025-10-28 Listing Removed — CARMLS
• 2025-10-09 Price Changed $130,000 CARMLS
• 2025-07-26 Price Changed $134,900 CARMLS
• 2025-05-27 Price Changed $139,900 CARMLS
• 2025-02-05 Listed $142,000 CARMLS
• 2024-11-15 Listing Removed — CARMLS
• 2024-08-16 Price Changed $144,900 CARMLS
• 2024-06-25 Price Changed $149,900 CARMLS
• 2024-05-14 Listed $155,000 CARMLS
• 2021-11-12 Sold (MLS) $90,000 CARMLS
• 2021-11-11 Sold (Public Records) $90,000 Public Records
• 2021-10-28 Pending — CARMLS
• 2020-12-24 Price Changed $115,000 CARMLS
• 2020-10-22 Listed $125,000 CARMLS
• 2007-10-18 Sold (Public Records) $76,000 Public Records
• 2006-09-28 Sold (Public Records) $56,000 Public Records
• 2005-12-09 Sold (Public Records) $50,000 Public Records
• 2005-03-11 Sold (Public Records) $36,000 Public Records
• 2004-07-26 Sold (Public Records) $20,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $491 · +0.0% YoY. Source: county tax records.