207 Parliament Dr · Horseshoe Bend, AR 72512

$106,000

2 bd · 2.0 ba · 1,416 sqft · SingleFamily public records · 17 Days on market

Built 1974 4,356 sqft lot Est $112k · 5% under $90/mo HOA · 7% of rent

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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 +23.8/30.0
• ARV discount +9.9/15.0
• DSCR +7.7/10.0
• 1% rule +7.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Peaceful and quite Manor Home in a 55+ area of town called Pioneer Village Manor with private club house, swimming pool, walking trails close to the golf course, library and the town center. The home has 2 bedrooms 2 bath, sun room, laundry room and screened in porch. The efficient electric water heater is rented from the electric company for worry free maintenance. Come enjoy the golf courses and lakes in the area with no worry of doing yard work. Come see this home today before it is gone.

Key facts

• Screened-in porch
• Sunroom
• Tile bathrooms

Tags

• HARDWOOD FLOORS
• TILE BATHROOMS
• WALK-IN MASTER CLOSET
• SUNROOM
• SCREENED-IN PORCH
• 2020 HEIL HVAC SYSTEM

Property features AI

Finance

• Financial info: Financing options: VA, FHA, Conventional, Cash, Rural Development
• HOA & community: Monthly association fee of $90; Community amenities include pool(s), tennis court(s), sauna, playground, clubhouse, party room, picnic area, hot tub, golf course, fitness/bike trail, and senior community features

Exterior

• Parking: Carport (1 car) approx. 18'11" x 20'11"
• Utilities: Public sewer; Public water; Electric - Co-Op; Propane/Butane gas (tank owned); Fiber internet available
• Home design: Rock and frame exterior with metal/vinyl siding; Inside city limits; Subdivision: Pioneer Village Manor; City: Horseshoe Bend, County: Izard
• Construction: Crawl space foundation; Metal roof
• Exterior features: Patio; Screened porch (approx. 15 x 8'2"); Guttering; Wheelchair accessible; Level, cleared lot in a subdivision; Inside city limits

Interior

• Kitchen: Free-standing stove; Electric range; Refrigerator stays; Water softener
• Bedrooms: Master bedroom approximately 15 x 20'11"; Second bedroom approximately 13'1" x 15'1"
• Flooring: Wood flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Gas space heater
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Window treatments; Walk-in closet(s); Handicapped design / wheelchair accessible; Ceiling fan(s); Walk-in shower; Wired for high-speed internet; Formica kitchen countertops
• Laundry & utility: Laundry room (utility room approx. 14'4" x 6'7"); Washer and dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $106k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $106k).
• Recommended offer: $104k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 6.1% in Horseshoe Bend — 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 64/100 on livability (#183 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools F, amenities F, commute F.
• Izard CountyConsolidated School District (rural): math 27% / reading 29% proficiency, ranked #171 of 238 in AR (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 442 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6 units permitted in Izard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $733 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Izard County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $55k; list at $106k implies a 93% gain — meaningful room to come down on a strong offer.

Recommended offer $104,410 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.23% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.27%
• DSCR: 1.37
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $111,864
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 Royal Dr	0.08mi	2/2.0	1,550 (+10%)	0mo	$126,900	$82	80
1002 S Manor Dr	0.08mi	2/2.0	1,552 (+10%)	5mo	$134,000	$86	76
201 Parliament Dr	0.02mi	2/2.0	1,576 (+11%)	6mo	$116,000	$74	75
211 S Nightingale Dr	0.11mi	2/1.5	1,518 (+7%)	8mo	$119,900	$79	75
907 Eagle Ln	0.17mi	3/2.0 (+1)	1,384 (-2%)	21mo	$101,000	$73	66
205 S Nightingale Dr	0.11mi	2/2.0	1,253 (-12%)	15mo	$135,000	$108	63
306 Parliament Dr	0.06mi	2/2.0	1,628 (+15%)	23mo	$124,000	$76	53

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-4,080
• Equity at exit: $15,805

10-year hold

• IRR: 6.1%
• Equity multiple: 1.46×
• Total profit: $13,520
• Equity at exit: $9,165

Cash invested: $29,680 (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 72512

• Home prices YoY: -8.3%
• Active inventory: 442
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$556
• Tax est. 1.5%: −$132 /mo · $1,590/yr
• Insurance: −$44
• HOA: −$90
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $204

Break-even live

Break-even rent $1,041

Max offer price $106,000

Occupancy floor 79%

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: $26,500
• Closing costs: $3,180
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 E Church St Horseshoe Bend, AR	2.0	1.5	1176	$1,300	$1.11	43d	1	1.39mi

HOA detail

• Monthly dues: $90 · $1,080/yr
• Likely covers: waterelectricpool

Listing history 8 events

1. 2026-05-13
   status Under Contract
2. 2026-05-04
   historical Take Backups
3. 2026-04-28
   listed $106,000 New Listing
4. 2020-03-05
   soldstatus $55,000
5. 2020-03-03
   soldstatus $55,000 Sold 496-char remark

   Show marketing remark (496 chars)

   Peaceful and quite Manor Home in a 55+ area of town called Pioneer Village Manor with private club house, swimming pool, walking trails close to the golf course, library and the town center. The home has 2 bedrooms 2 bath, sun room, laundry room and screened in porch. The efficient electric water heater is rented from the electric company for worry free maintenance. Come enjoy the golf courses and lakes in the area with no worry of doing yard work. Come see this home today before it is gone.

6. 2020-01-31
   status Under Contract 496-char remark

   Show marketing remark (496 chars)

   Peaceful and quite Manor Home in a 55+ area of town called Pioneer Village Manor with private club house, swimming pool, walking trails close to the golf course, library and the town center. The home has 2 bedrooms 2 bath, sun room, laundry room and screened in porch. The efficient electric water heater is rented from the electric company for worry free maintenance. Come enjoy the golf courses and lakes in the area with no worry of doing yard work. Come see this home today before it is gone.

7. 2019-12-10
   listed $62,500 New Listing 496-char remark

   Show marketing remark (496 chars)

   Peaceful and quite Manor Home in a 55+ area of town called Pioneer Village Manor with private club house, swimming pool, walking trails close to the golf course, library and the town center. The home has 2 bedrooms 2 bath, sun room, laundry room and screened in porch. The efficient electric water heater is rented from the electric company for worry free maintenance. Come enjoy the golf courses and lakes in the area with no worry of doing yard work. Come see this home today before it is gone.

8. 2003-12-19
   soldstatus $65,000

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $15,600
• − Mortgage interest: −$5,938
• − Property taxes: −$1,590
• − Insurance: −$530
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − HOA: −$1,080
• − Depreciation: −$3,084
• Taxable income: $883
• Est. tax owed @ 24.0%: −$212
• After-tax cash flow: $2,242/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: Izard CountyConsolidated School District
• NCES district ID: 0500021
• Math proficiency: 27% ▼ -15.00%
• Reading proficiency: 29% ▼ -16.00%
• Median HH income: $30,245
• Composite: 22.66/100
• National rank: #8047
• State rank: #171 of 238 in AR

Livability — Horseshoe Bend

• Score: 64/100
• State rank: #183
• US rank: #14584

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Horseshoe Bend, AR
• City population: 2,458
• Population (ZIP): 2,458

Population outlook (Izard County) Hauer SSP2

• Today (2025): 13,018 people
• By 2030: 12,761 · -2.0%
• By 2040: 12,331 · -5.3%
• By 2050: 12,041 · -7.5%
• By 2075: 11,516 · -11.5%
• By 2100: 10,549 · -19.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 11% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Lithuanian 4% Serbian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Izard

• 2024 margin: Solid R (+65.9) · D 16.0% · R 81.9% · Other 2.1%
• 2008→2024 swing: -39.1pp toward R · 2008: -26.9pp · 2024: -65.9pp
• All cycles: 2024: R+65.9 2020: R+62.1 2016: R+54.3 2012: R+37.8 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.58%
• Current HPI: 184.0807
• 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

+63.1% since first listed

8 events — show timeline

• 2026-05-13 Pending — CARMLS
• 2026-05-04 Contingent — CARMLS
• 2026-04-28 Listed $106,000 CARMLS
• 2020-03-05 Sold (Public Records) $55,000 Public Records
• 2020-03-03 Sold (MLS) $55,000 CARMLS
• 2020-01-31 Pending — CARMLS
• 2019-12-10 Listed $62,500 CARMLS
• 2003-12-19 Sold (Public Records) $65,000 Public Records

Property tax history

-10.4%/yr

Latest (2025): $57 · -60.5% YoY. Source: county tax records.