86 Lexington · White Hall, AR 71602

$164,900

3 bd · 1.5 ba · 1,832 sqft · SingleFamily public records · 37 Days on market

Built 1993 8,712 sqft lot $90/sqft · 26% below area Est $222k · 26% under ↓ 6% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +9.6/30.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to 86 Lexington Circle in White Hall! This home offers a functional floor plan with comfortable living spaces perfect for everyday living and entertaining. Enjoy a spacious living area, a practical kitchen with ample cabinetry, and generously sized bedrooms. The backyard provides a deck, shop to store lawn equipment, plus room to relax, play or host gatherings. Home is nestled on three large lots (Lots 86, 87 and 88) and is conveniently located in a quiet neighborhood with easy access to local schools, shopping and dining. This home offers both comfort and convenience. Don’t miss your opportunity — schedule your private showing today!

Key facts

• Large deck
• Storage closet
• Open yard

Tags

• STORAGE CLOSET
• LARGE DECK
• OPEN YARD

Property features AI

Exterior

• Parking: Garage
• Utilities: Public sewer; Public water
• Home design: Single-family property; Approximately 1,832 square feet; Lot about 0.2 acres (65 x 139.9)
• Construction: Composition roof; Slab foundation
• Exterior features: Brick exterior; Level lot; Paved road access

Interior

• Kitchen: Free-standing stove; Electric range
• Flooring: Wood
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Wood floors; Gas logs in fireplace; Great Room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (21.0% below list).
• Recommended offer: $130k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.9% in White Hall — 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 73/100 on livability (#20 in AR) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• White Hall School District (rural): math 36% / reading 38% proficiency, ranked #86 of 238 in AR (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Taylor Elementary School (math 37% / reading 47%, grade F, #173 of 454 statewide, top 43%, 387 students, 62% FRL); White Hall Junior High School (math 40% / reading 39%, grade F, #92 of 201 statewide, top 50%, 703 students, 54% FRL); White Hall High School (math 23% / reading 34%, grade F, #157 of 292 statewide, top 54%, 969 students, 53% FRL) — zoned schools average 56% FRL vs 36% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 93 active listings in the ZIP; 62 units permitted in Jefferson 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 $5k of value loss. Plan a longer hold.
• Jefferson County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 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 $130k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,263 (21.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.79% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.87%
• DSCR: 0.87
• GRM: 10.5

CMA / ARV

• ARV (median comp): $222,307
• List price: $164,900
• Delta: -25.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
86 Lexington Cir	0.00mi	3/1.5	1,832 (0%)	3mo	$130,000	$71	97
91 Lexington Cir	0.05mi	3/2.5	1,669 (-9%)	8mo	$199,900	$120	72
1 Westchester Dr	0.10mi	3/2.0	1,560 (-15%)	4mo	$114,900	$74	65
14 Concord Dr	0.62mi	3/2.0	1,902 (+4%)	0mo	$224,900	$118	62
300 Regal Oaks	0.51mi	3/2.5	1,940 (+6%)	2mo	$210,000	$108	60
318 Regal Oaks	0.46mi	3/2.0	1,687 (-8%)	6mo	$196,000	$116	58
1308 Frontier Ln	0.60mi	3/2.0	1,767 (-4%)	8mo	$229,900	$130	58
349 Regal Oaks Cir	0.53mi	3/2.0	1,671 (-9%)	3mo	$205,000	$123	56
341 Regal Oaks	0.51mi	3/2.0	1,998 (+9%)	4mo	$249,900	$125	55
7704 Dollarway Rd	0.46mi	3/2.0	2,066 (+13%)	0mo	$240,000	$116	55
204 Heartwood Ct	0.63mi	3/2.0	2,008 (+10%)	3mo	$235,000	$117	50
13 Patrick Henry Pl	0.56mi	3/1.5	1,612 (-12%)	6mo	$175,000	$109	49

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: -21.1%
• Equity multiple: 0.27×
• Total profit: $-33,740
• Equity at exit: $24,587

10-year hold

• IRR: -14.5%
• Equity multiple: 0.17×
• Total profit: $-38,363
• Equity at exit: $14,258

Cash invested: $46,172 (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 71602

• Home prices YoY: -7.8%
• Active inventory: 93
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,303 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,474/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $-111

Break-even live

Break-even rent $1,443

Max offer price $148,909

Occupancy floor —

Sensitivity live

Price	-10% $3	-5% $-54	+0% $-111	+5% $-167	+10% $-224
Rent	-10% $-213	-5% $-162	+0% $-111	+5% $-59	+10% $-8
Rate	-1.0pp $-27	-0.5pp $-69	base $-111	+0.5pp $-153	+1.0pp $-197

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $164,900 Active 37 DOM
2. 2026-06-19
   days on market $164,900 Active 35 DOM
3. 2026-06-18
   days on market $164,900 Active 34 DOM
4. 2026-06-17
   days on market $164,900 Active 33 DOM
5. 2026-06-16
   days on market $164,900 Active 32 DOM
6. 2026-06-15
   days on market $164,900 Active 31 DOM
7. 2026-06-14
   days on market $164,900 Active 29 DOM
8. 2026-06-12
   days on market $164,900 Active 28 DOM
9. 2026-06-09
   days on market $164,900 Active 25 DOM
10. 2026-06-08
    days on market $164,900 Active 24 DOM
11. 2026-06-07
    days on market $164,900 Active 23 DOM
12. 2026-06-05
    days on market $164,900 Active 20 DOM
13. 2026-06-03
    days on market $164,900 Active 19 DOM
14. 2026-06-02
    days on market $164,900 Active 18 DOM
15. 2026-06-01
    days on market $164,900 Active 17 DOM
16. 2026-05-31
    days on market $164,900 Active 16 DOM
17. 2026-05-30
    days on market $164,900 Active 15 DOM
18. 2026-05-15
    listed $164,900 New Listing 637-char remark
19. 2026-03-10
    soldstatus $130,000 Sold 667-char remark

    Show marketing remark (667 chars)

    Welcome home to 86 Lexington Circle in White Hall! This home offers a functional floor plan with comfortable living spaces perfect for everyday living and entertaining. Enjoy a spacious living area, a practical kitchen with ample cabinetry, and generously sized bedrooms. The backyard provides a deck, shop to store lawn equipment, plus room to relax, play or host gatherings. Home is nestled on three large lots (Lots 86, 87 and 88) and is conveniently located in a quiet neighborhood with easy access to local schools, shopping and dining. This home offers both comfort and convenience. Don’t miss your opportunity — schedule your private showing today!

20. 2026-02-19
    historical Take Backups 667-char remark

    Show marketing remark (667 chars)

    Welcome home to 86 Lexington Circle in White Hall! This home offers a functional floor plan with comfortable living spaces perfect for everyday living and entertaining. Enjoy a spacious living area, a practical kitchen with ample cabinetry, and generously sized bedrooms. The backyard provides a deck, shop to store lawn equipment, plus room to relax, play or host gatherings. Home is nestled on three large lots (Lots 86, 87 and 88) and is conveniently located in a quiet neighborhood with easy access to local schools, shopping and dining. This home offers both comfort and convenience. Don’t miss your opportunity — schedule your private showing today!

21. 2026-02-17
    price $139,900 667-char remark

    Show marketing remark (667 chars)

    Welcome home to 86 Lexington Circle in White Hall! This home offers a functional floor plan with comfortable living spaces perfect for everyday living and entertaining. Enjoy a spacious living area, a practical kitchen with ample cabinetry, and generously sized bedrooms. The backyard provides a deck, shop to store lawn equipment, plus room to relax, play or host gatherings. Home is nestled on three large lots (Lots 86, 87 and 88) and is conveniently located in a quiet neighborhood with easy access to local schools, shopping and dining. This home offers both comfort and convenience. Don’t miss your opportunity — schedule your private showing today!

22. 2026-02-14
    price $150,000 667-char remark

    Show marketing remark (667 chars)

    Welcome home to 86 Lexington Circle in White Hall! This home offers a functional floor plan with comfortable living spaces perfect for everyday living and entertaining. Enjoy a spacious living area, a practical kitchen with ample cabinetry, and generously sized bedrooms. The backyard provides a deck, shop to store lawn equipment, plus room to relax, play or host gatherings. Home is nestled on three large lots (Lots 86, 87 and 88) and is conveniently located in a quiet neighborhood with easy access to local schools, shopping and dining. This home offers both comfort and convenience. Don’t miss your opportunity — schedule your private showing today!

23. 2026-01-17
    price $164,900 667-char remark

    Show marketing remark (667 chars)

    Welcome home to 86 Lexington Circle in White Hall! This home offers a functional floor plan with comfortable living spaces perfect for everyday living and entertaining. Enjoy a spacious living area, a practical kitchen with ample cabinetry, and generously sized bedrooms. The backyard provides a deck, shop to store lawn equipment, plus room to relax, play or host gatherings. Home is nestled on three large lots (Lots 86, 87 and 88) and is conveniently located in a quiet neighborhood with easy access to local schools, shopping and dining. This home offers both comfort and convenience. Don’t miss your opportunity — schedule your private showing today!

24. 2026-01-07
    listed $175,900 New Listing 667-char remark

    Show marketing remark (667 chars)

    Welcome home to 86 Lexington Circle in White Hall! This home offers a functional floor plan with comfortable living spaces perfect for everyday living and entertaining. Enjoy a spacious living area, a practical kitchen with ample cabinetry, and generously sized bedrooms. The backyard provides a deck, shop to store lawn equipment, plus room to relax, play or host gatherings. Home is nestled on three large lots (Lots 86, 87 and 88) and is conveniently located in a quiet neighborhood with easy access to local schools, shopping and dining. This home offers both comfort and convenience. Don’t miss your opportunity — schedule your private showing today!

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $15,632
• − Mortgage interest: −$9,237
• − Property taxes: −$2,474
• − Insurance: −$824
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − Depreciation: −$4,797
• Taxable loss: −$4,202
• Est. tax savings @ 24.0%: +$1,008
• After-tax cash flow: $-318/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: White Hall School District
• NCES district ID: 0514140
• Math proficiency: 36% ▼ -12.00%
• Reading proficiency: 38% ▼ -13.00%
• Median HH income: $51,633
• Composite: 32.16/100
• National rank: #5788
• State rank: #86 of 238 in AR

Livability — White Hall

• Score: 73/100
• State rank: #20
• US rank: #5275

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: White Hall, AR
• Population (ZIP): 15,922

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 63,110 people
• By 2030: 58,519 · -7.3%
• By 2040: 49,740 · -21.2%
• By 2050: 42,331 · -32.9%
• By 2075: 29,591 · -53.1%
• By 2100: 21,047 · -66.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 58% Black 32% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Jefferson

• 2024 margin: Strong D (+20.1) · D 59.2% · R 39.2% · Other 1.6%
• 2008→2024 swing: -6.2pp toward R · 2008: 26.3pp · 2024: 20.1pp
• All cycles: 2024: D+20.1 2020: D+21.7 2016: D+25.3 2012: D+29.0 2008: D+26.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.84%
• Current HPI: 223.9305
• 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

-6.3% since first listed

7 events — show timeline

• 2026-05-15 Listed $164,900 CARMLS
• 2026-03-10 Sold (MLS) $130,000 CARMLS
• 2026-02-19 Contingent — CARMLS
• 2026-02-17 Price Changed $139,900 CARMLS
• 2026-02-14 Price Changed $150,000 CARMLS
• 2026-01-17 Price Changed $164,900 CARMLS
• 2026-01-07 Listed $175,900 CARMLS

Property tax history

-4.3%/yr

Latest (2025): $286 · -25.9% YoY. Source: county tax records.