17 Mary Dr · Highland, AR 72542

$59,900

2 bd · 1.0 ba · 772 sqft · SingleFamily public records · 9 Days on market

Built 1998 2.00 ac lot Est $45k · 34% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Hunting Cabin Near the Spring River Enjoy hunting, recreation, and Ozarks living on this wooded property featuring an A-frame cabin and abundant wildlife. A mix of mature and young hardwood timber provides excellent habitat for deer, turkey, and other native wildlife while offering privacy and seclusion. The cabin includes one bedroom plus a loft for additional sleeping space. A covered front patio is perfect for relaxing and enjoying the peaceful surroundings. Additional improvements include a private well and a shipping container with an attached lean-to for storing ATVs, hunting gear, tools, and equipment. Low-traffic road frontage provides convenient access while maintaining a quiet setting. Located near the Spring River, this property is ideal for hunting, fishing, floating, weekend getaways, or a recreational retreat in the Missouri Ozarks. Low property taxes add to the appeal of this affordable outdoor property.

Key facts

• Private well
• Covered front patio
• A-frame cabin

Tags

• A-FRAME CABIN
• COVERED FRONT PATIO
• PRIVATE WELL
• LOW-TRAFFIC ROAD FRONTAGE
• NEAR SPRING RIVER

Property features AI

Finance

• Other: Approximately 2 acres; Gravel road access; Located in Ranchettes 2nd subdivision, Hardy (Sharp County)
• Financial info: Financing options include conventional loan or cash

Exterior

• Utilities: Public water; Public sewer; Municipal electric (including Entergy); Propane/butane gas; Wireless internet available
• Home design: Wood exterior
• Construction: Wood construction; Slab foundation; Other roof (see remarks)
• Exterior features: Deck; Wooded and cleared lot in a subdivision

Interior

• Kitchen: Free-standing stove; Refrigerator stays
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Window air conditioning units; Floor/wall furnace
• Interior features: Balcony/Loft; Sheetrock walls/ceilings

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $668 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).

Location & tenants

• Location reads 64/100 on livability (#169 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, employment D-.
• Highland School District (town): math 43% / reading 39% proficiency, ranked #66 of 238 in AR (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Highland High School (math 31% / reading 44%, grade F, #62 of 292 statewide, top 21%, 526 students, 100% FRL) — zoned schools average 100% FRL vs 56% district-wide (44 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 129 active listings in the ZIP; 4 units permitted in Sharp County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($414 loan paydown + $6k appreciation (10.0% local appreciation)).
• Sharp County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $40k; 50% 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 $59,900

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 F-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. 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: 2.17% ✓
• Cap rate: 19.67%
• Cash-on-cash: 47.78%
• DSCR: 3.13
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $44,776
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Edna Ave	0.15mi	2/1.0	862 (+12%)	4mo	$50,000	$58	70

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 61.7%
• Equity multiple: 5.48×
• Total profit: $75,137
• Equity at exit: $53,963

10-year hold

• IRR: 55.2%
• Equity multiple: 12.20×
• Total profit: $187,794
• Equity at exit: $116,373

Cash invested: $16,772 (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 72542

• Home prices YoY: 26.5%
• Active inventory: 129
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,299 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$19 /mo · $229/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $668

Break-even live

Break-even rent $453

Max offer price $59,900

Occupancy floor 44%

Sensitivity live

Price	-10% $702	-5% $685	+0% $668	+5% $651	+10% $634
Rent	-10% $565	-5% $616	+0% $668	+5% $719	+10% $770
Rate	-1.0pp $698	-0.5pp $683	base $668	+0.5pp $652	+1.0pp $636

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $59,900 Active 9 DOM
2. 2026-06-19
   statusdays on market $59,900 Active 7 DOM
3. 2026-06-18
   days on market $59,900 New Listing 6 DOM
4. 2026-06-17
   days on market $59,900 New Listing 5 DOM
5. 2026-06-16
   days on market $59,900 New Listing 4 DOM
6. 2026-06-15
   days on market $59,900 New Listing 3 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   listed $59,900 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.

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $229 · $19/mo
• Projected year-2 tax: $383 · $32/mo
• Expected delta: +$155/yr (+$13/mo · 67.6%)

ⓘ 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 ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $15,583
• − Mortgage interest: −$3,355
• − Property taxes: −$229
• − Insurance: −$300
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$1,743
• Taxable income: $7,464
• Est. tax owed @ 24.0%: −$1,791
• After-tax cash flow: $6,222/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: Highland School District
• NCES district ID: 0507770
• Math proficiency: 43% ▼ -7.00%
• Reading proficiency: 39% ▼ -9.00%
• Median HH income: $32,066
• Composite: 33.63/100
• National rank: #5400
• State rank: #66 of 238 in AR

Livability — Highland

• Score: 64/100
• State rank: #169
• US rank: #14238

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,829

Population outlook (Sharp County) Hauer SSP2

• Today (2025): 16,170 people
• By 2030: 15,711 · -2.8%
• By 2040: 14,974 · -7.4%
• By 2050: 14,420 · -10.8%
• By 2075: 13,235 · -18.2%
• By 2100: 11,492 · -28.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Asian 1%
• Common ancestry: Lithuanian 9% Slovak 3% Italian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Sharp

• 2024 margin: Solid R (+62.7) · D 17.7% · R 80.4% · Other 1.9%
• 2008→2024 swing: -33.7pp toward R · 2008: -28.9pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+60.0 2016: R+54.7 2012: R+38.8 2008: R+28.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 40.05%
• Current HPI: 191.38
• 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

+49.8% since first listed

4 events — show timeline

• 2026-06-11 Listed $59,900 SOMO
• 2026-06-11 Listed $59,900 MHMLS
• 2026-06-11 Listed $59,900 CARMLS
• 2006-04-25 Sold (Public Records) $40,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $229 · +10.0% YoY. Source: county tax records.