122 Cloverdale · Searcy, AR 72143

$99,000

3 bd · 1.0 ba · 1,266 sqft · SingleFamily public records · 87 Days on market

Built 1962 0.25 ac lot $78/sqft · 34% below area Est $149k · 34% under

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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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +6.7/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid investment property within walking distance of elementary school. Some repairs needed so it is being sold "as is" with no repairs. Purchased in early 2022 as a rental, it has been at 100% occupancy ever since. Repairs in 2022 included new vinyl windows throughout, new electrical service feeder, new water heater, toilet, garbage disposal. Renters moved out at the end of March so the house could be sold.

Key facts

• New stove
• New water tank
• New vinyl windows

Tags

• NEW VINYL WINDOWS
• NEW ELECTRICAL SERVICE FEEDER
• NEW WATER TANK
• NEW STOVE
• NEW DISHWASHER
• TREE-LINED FENCED BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 3.3% in Searcy — 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 70/100 on livability (#51 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime D, commute F, employment F.
• Searcy School District (town): math 47% / reading 43% proficiency, ranked #37 of 238 in AR (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 173 active listings in the ZIP; 219 units permitted in White County in 2024 (36 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• White County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y ago; this cycle's ask has dropped $23k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $83k; 19% 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 $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.17% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.11%
• DSCR: 1.58
• GRM: 7.1

CMA / ARV

• ARV (median comp): $149,324
• List price: $99,000
• Delta: -33.70%
• 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
30 Mohawk Dr	0.09mi	3/1.0	1,267 (+0%)	3mo	$149,900	$118	94
112 Cloverdale Blvd	0.07mi	3/1.0	1,225 (-3%)	2mo	$138,000	$113	90
108 Cloverdale	0.10mi	3/2.0	1,340 (+6%)	4mo	$150,000	$112	79
146 Cloverdale	0.18mi	3/1.5	1,173 (-7%)	0mo	$140,000	$119	77
39 Mohawk	0.04mi	3/1.5	1,306 (+3%)	19mo	$115,000	$88	75
19 Mohawk Dr	0.14mi	3/1.5	1,272 (+0%)	23mo	$143,600	$113	72
64 Mohawk	0.20mi	3/1.5	1,388 (+10%)	4mo	$155,000	$112	70
114 Apache Dr	0.08mi	3/2.0	1,317 (+4%)	20mo	$156,000	$118	68
34 Mohawk Dr Dr	0.07mi	3/1.5	1,425 (+13%)	11mo	$194,000	$136	65
15 Cloverdale Blvd	0.23mi	3/2.0	1,413 (+12%)	14mo	$206,500	$146	55
42 Indian Trl	0.27mi	3/2.0	1,368 (+8%)	24mo	$205,000	$150	50
706 N Hayes St	0.72mi	3/2.0	1,186 (-6%)	7mo	$157,000	$132	46

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: 3.0%
• Equity multiple: 1.12×
• Total profit: $3,213
• Equity at exit: $14,761

10-year hold

• IRR: 12.5%
• Equity multiple: 1.99×
• Total profit: $27,516
• Equity at exit: $8,560

Cash invested: $27,720 (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 72143

• Home prices YoY: -28.4%
• Active inventory: 173
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,156 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$50 /mo · $605/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $303

Break-even live

Break-even rent $773

Max offer price $99,000

Occupancy floor 69%

Sensitivity live

Price	-10% $359	-5% $331	+0% $303	+5% $275	+10% $247
Rent	-10% $211	-5% $257	+0% $303	+5% $348	+10% $394
Rate	-1.0pp $353	-0.5pp $328	base $303	+0.5pp $277	+1.0pp $251

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-19
   days on market $99,000 Active 87 DOM
2. 2026-06-18
   days on market $99,000 Active 86 DOM
3. 2026-06-17
   days on market $99,000 Active 85 DOM
4. 2026-06-16
   days on market $99,000 Active 84 DOM
5. 2026-06-15
   days on market $99,000 Active 83 DOM
6. 2026-06-14
   days on market $99,000 Active 81 DOM
7. 2026-06-12
   statusdays on market $99,000 Active 80 DOM
8. 2026-06-09
   days on market $99,000 Price Change 77 DOM
9. 2026-06-08
   days on market $99,000 Price Change 76 DOM
10. 2026-06-07
    remarks 488-char remark
11. 2026-06-07
    pricestatusdays on market $99,000 Price Change 75 DOM
12. 2026-04-27
    price $107,000 421-char remark

    Show marketing remark (421 chars)

    Solid investment property within walking distance of elementary school. Some repairs needed so it is being sold "as is" with no repairs. Purchased in early 2022 as a rental, it has been at 100% occupancy ever since. Repairs in 2022 included new vinyl windows throughout, new electrical service feeder, new water heater, toilet, garbage disposal. Renters moved out at the end of March so the house could be sold.

13. 2026-04-15
    price $112,000 421-char remark

    Show marketing remark (421 chars)

    Solid investment property within walking distance of elementary school. Some repairs needed so it is being sold "as is" with no repairs. Purchased in early 2022 as a rental, it has been at 100% occupancy ever since. Repairs in 2022 included new vinyl windows throughout, new electrical service feeder, new water heater, toilet, garbage disposal. Renters moved out at the end of March so the house could be sold.

14. 2026-04-01
    status Back on Market 421-char remark

    Show marketing remark (421 chars)

    Solid investment property within walking distance of elementary school. Some repairs needed so it is being sold "as is" with no repairs. Purchased in early 2022 as a rental, it has been at 100% occupancy ever since. Repairs in 2022 included new vinyl windows throughout, new electrical service feeder, new water heater, toilet, garbage disposal. Renters moved out at the end of March so the house could be sold.

15. 2026-03-25
    historical 421-char remark

    Show marketing remark (421 chars)

    Solid investment property within walking distance of elementary school. Some repairs needed so it is being sold "as is" with no repairs. Purchased in early 2022 as a rental, it has been at 100% occupancy ever since. Repairs in 2022 included new vinyl windows throughout, new electrical service feeder, new water heater, toilet, garbage disposal. Renters moved out at the end of March so the house could be sold.

16. 2026-03-10
    price $117,000 421-char remark

    Show marketing remark (421 chars)

    Solid investment property within walking distance of elementary school. Some repairs needed so it is being sold "as is" with no repairs. Purchased in early 2022 as a rental, it has been at 100% occupancy ever since. Repairs in 2022 included new vinyl windows throughout, new electrical service feeder, new water heater, toilet, garbage disposal. Renters moved out at the end of March so the house could be sold.

17. 2026-03-09
    status Price Change 421-char remark

    Show marketing remark (421 chars)

    Solid investment property within walking distance of elementary school. Some repairs needed so it is being sold "as is" with no repairs. Purchased in early 2022 as a rental, it has been at 100% occupancy ever since. Repairs in 2022 included new vinyl windows throughout, new electrical service feeder, new water heater, toilet, garbage disposal. Renters moved out at the end of March so the house could be sold.

18. 2026-03-06
    historical 421-char remark

    Show marketing remark (421 chars)

    Solid investment property within walking distance of elementary school. Some repairs needed so it is being sold "as is" with no repairs. Purchased in early 2022 as a rental, it has been at 100% occupancy ever since. Repairs in 2022 included new vinyl windows throughout, new electrical service feeder, new water heater, toilet, garbage disposal. Renters moved out at the end of March so the house could be sold.

19. 2026-02-26
    listed $122,000 New Listing 421-char remark

    Show marketing remark (421 chars)

    Solid investment property within walking distance of elementary school. Some repairs needed so it is being sold "as is" with no repairs. Purchased in early 2022 as a rental, it has been at 100% occupancy ever since. Repairs in 2022 included new vinyl windows throughout, new electrical service feeder, new water heater, toilet, garbage disposal. Renters moved out at the end of March so the house could be sold.

20. 2022-06-13
    soldstatus $83,200
21. 2016-10-28
    soldstatus $85,000 Sold 201-char remark

    Show marketing remark (201 chars)

    Nice 3 BR/1 BA home close to the college, fenced backyard, large deck, storage building. Home has new flooring in Living room, kitchen, dining room, laundry and hallway, new paint throughout. New Roof.

22. 2016-10-28
    soldstatus $85,000

    Show marketing remark (201 chars)

    Nice 3 BR/1 BA home close to the college, fenced backyard, large deck, storage building. Home has new flooring in Living room, kitchen, dining room, laundry and hallway, new paint throughout. New Roof.

23. 2016-09-06
    status Under Contract 201-char remark

    Show marketing remark (201 chars)

    Nice 3 BR/1 BA home close to the college, fenced backyard, large deck, storage building. Home has new flooring in Living room, kitchen, dining room, laundry and hallway, new paint throughout. New Roof.

24. 2016-07-12
    listed $87,900 New Listing 201-char remark

    Show marketing remark (201 chars)

    Nice 3 BR/1 BA home close to the college, fenced backyard, large deck, storage building. Home has new flooring in Living room, kitchen, dining room, laundry and hallway, new paint throughout. New Roof.

25. 2014-01-15
    historical
26. 2013-08-27
    listed $79,900
27. 2012-08-02
    soldstatus $75,000
28. 2012-07-25
    historical
29. 2012-07-16
    listed $79,900
30. 1999-01-29
    soldstatus $63,000

ⓘ 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: $605 · $50/mo
• Projected year-2 tax: $634 · $53/mo
• Expected delta: +$29/yr (+$2/mo · 4.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $13,877
• − Mortgage interest: −$5,546
• − Property taxes: −$605
• − Insurance: −$495
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$2,880
• Taxable income: $2,131
• Est. tax owed @ 24.0%: −$512
• After-tax cash flow: $3,122/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: Searcy School District
• NCES district ID: 0512210
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $44,318
• Composite: 38.12/100
• National rank: #4272
• State rank: #37 of 238 in AR

Livability — Searcy

• Score: 70/100
• State rank: #51
• US rank: #7408

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Searcy, AR
• County: White County · 35,000 people
• City population: 35,000
• Metro: Searcy, AR
• Population (ZIP): 35,000
• Household income: $58,344
• Rent vs Own: 35.0% rent · 65.0% own
• Severe rent burden: 804.0

Population outlook (White County) Hauer SSP2

• Today (2025): 82,310 people
• By 2030: 83,861 · +1.9%
• By 2040: 86,492 · +5.1%
• By 2050: 88,246 · +7.2%
• By 2075: 91,307 · +10.9%
• By 2100: 91,548 · +11.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 7% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · White

• 2024 margin: Solid R (+61.2) · D 18.3% · R 79.5% · Other 2.2%
• 2008→2024 swing: -14.0pp toward R · 2008: -47.2pp · 2024: -61.2pp
• All cycles: 2024: R+61.2 2020: R+58.9 2016: R+57.9 2012: R+53.7 2008: R+47.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.60%
• Current HPI: 206.0334
• Rent YoY: —
• Metro: Searcy, AR
• 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

+69.8% since first listed

19 events — show timeline

• 2026-04-27 Price Changed $107,000 CARMLS
• 2026-04-15 Price Changed $112,000 CARMLS
• 2026-04-01 Relisted — CARMLS
• 2026-03-25 Listing Removed — CARMLS
• 2026-03-10 Price Changed $117,000 CARMLS
• 2026-03-09 Relisted — CARMLS
• 2026-03-06 Listing Removed — CARMLS
• 2026-02-26 Listed $122,000 CARMLS
• 2022-06-13 Sold (Public Records) $83,200 Public Records
• 2016-10-28 Sold (Public Records) $85,000 Public Records
• 2016-10-28 Sold (MLS) $85,000 CARMLS
• 2016-09-06 Pending — CARMLS
• 2016-07-12 Listed $87,900 CARMLS
• 2014-01-15 Listing Removed — CARMLS
• 2013-08-27 Listed $79,900 CARMLS
• 2012-08-02 Sold (MLS) $75,000 CARMLS
• 2012-07-25 Listing Removed — CARMLS
• 2012-07-16 Listed $79,900 CARMLS
• 1999-01-29 Sold (Public Records) $63,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $605 · +0.0% YoY. Source: county tax records.