1702 E Spring Dr · Horseshoe Bend, AR 72512

$129,900

3 bd · 1.5 ba · 1,248 sqft · SingleFamily public records · 362 Days on market

1.00 ac lot

---

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 +22.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +6.0/10.0
• 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

Secluded, 3 bedroom, 1 1/2 baths, located in a quite area of town but still close to town center, lakes and golf course. Sit on your deck and grill out and enjoy watching the wildlife. New carpet in the living room and bedrooms and new vinyl in the bathrooms. A wood burning fireplace with insert to enjoy the cool winter nights while watching a movie, The owners will consider a contract for deed on this property. Lot and room dimensions are rounded down.

Key facts

• Large deck
• Large dog run
• Tool room

Tags

• LARGE DECK
• WOOD BURNING FIREPLACE
• CONVERTED CARPORT
• LARGE DOG RUN
• PARTIAL UNFINISHED BASEMENT
• TOOL ROOM

Property features AI

Finance

• Financial info: Accepts new VA, FHA, conventional loans and cash
• HOA & community: Community amenities: swimming pool(s), clubhouse, picnic area, marina, golf course, airport

Exterior

• Parking: Carport
• Utilities: Septic; Public water; Electric (Co-op); Propane/butane gas
• Home design: Frame exterior; Level lot; Inside city limits
• Construction: Slab/crawl combination foundation; 3-tab shingle roof
• Exterior features: Patio; Deck; Partially fenced yard; Paved road

Interior

• Kitchen: Built-in stove
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central electric cooling; Window air units; Attic fan; Heat pump
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Wood-burning fireplace (site-built)
• Laundry & utility: Laundry room; Workshop / craft room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 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 $898 of loan paydown is wiped out by about $4k 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 362 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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 $52k; list at $130k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 362 days. Have you received any prior offers? Is the seller open to a 12% 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 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: 1.10% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.46%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-6,624
• Equity at exit: $19,369

10-year hold

• IRR: 4.8%
• Equity multiple: 1.35×
• Total profit: $12,867
• Equity at exit: $11,231

Cash invested: $36,372 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,423 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $226

Break-even live

Break-even rent $1,136

Max offer price $129,900

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-04
   days on market $129,900 Active 362 DOM
2. 2026-06-02
   days on market $129,900 Active 361 DOM
3. 2026-06-01
   days on market $129,900 Active 360 DOM
4. 2026-05-31
   days on market $129,900 Active 359 DOM
5. 2026-05-31
   days on market $129,900 Active 358 DOM
6. 2025-10-15
   price $129,900
7. 2025-06-28
   price $132,900
8. 2025-06-09
   soldstatus $52,000
9. 2025-06-06
   listed $134,900 New Listing
10. 2017-03-13
    soldstatus $52,000 Sold 457-char remark

    Show marketing remark (457 chars)

    Secluded, 3 bedroom, 1 1/2 baths, located in a quite area of town but still close to town center, lakes and golf course. Sit on your deck and grill out and enjoy watching the wildlife. New carpet in the living room and bedrooms and new vinyl in the bathrooms. A wood burning fireplace with insert to enjoy the cool winter nights while watching a movie, The owners will consider a contract for deed on this property. Lot and room dimensions are rounded down.

11. 2017-03-11
    status Under Contract 457-char remark

    Show marketing remark (457 chars)

    Secluded, 3 bedroom, 1 1/2 baths, located in a quite area of town but still close to town center, lakes and golf course. Sit on your deck and grill out and enjoy watching the wildlife. New carpet in the living room and bedrooms and new vinyl in the bathrooms. A wood burning fireplace with insert to enjoy the cool winter nights while watching a movie, The owners will consider a contract for deed on this property. Lot and room dimensions are rounded down.

12. 2016-09-21
    listed $52,500 New Listing 457-char remark

    Show marketing remark (457 chars)

    Secluded, 3 bedroom, 1 1/2 baths, located in a quite area of town but still close to town center, lakes and golf course. Sit on your deck and grill out and enjoy watching the wildlife. New carpet in the living room and bedrooms and new vinyl in the bathrooms. A wood burning fireplace with insert to enjoy the cool winter nights while watching a movie, The owners will consider a contract for deed on this property. Lot and room dimensions are rounded down.

13. 2016-04-19
    soldstatus $15,000 Sold 523-char remark

    Show marketing remark (523 chars)

    HUD Owned property For Sale. For information on bidding, Earnest Money procedures and more, visit: www. HUDHomestore.com. Please refer to HUDHomeStore.com for the most recent bidding period details and information on this property. Repair escrow, when applicable, is to be determined by the underwriting mortgagee, per HUD Handbook 4000.1 and ML 2015-17. Property is Sold “AS IS”. All Offers are to be submitted electronically at: www. HUDHomeStore.com. (SEE AGENT CONFIDENTIAL REMARKS FOR FURTHER INSTRUCTIONS)

14. 2016-04-19
    soldstatus $15,000

    Show marketing remark (523 chars)

    HUD Owned property For Sale. For information on bidding, Earnest Money procedures and more, visit: www. HUDHomestore.com. Please refer to HUDHomeStore.com for the most recent bidding period details and information on this property. Repair escrow, when applicable, is to be determined by the underwriting mortgagee, per HUD Handbook 4000.1 and ML 2015-17. Property is Sold “AS IS”. All Offers are to be submitted electronically at: www. HUDHomeStore.com. (SEE AGENT CONFIDENTIAL REMARKS FOR FURTHER INSTRUCTIONS)

15. 2016-03-25
    status Under Contract 523-char remark

    Show marketing remark (523 chars)

    HUD Owned property For Sale. For information on bidding, Earnest Money procedures and more, visit: www. HUDHomestore.com. Please refer to HUDHomeStore.com for the most recent bidding period details and information on this property. Repair escrow, when applicable, is to be determined by the underwriting mortgagee, per HUD Handbook 4000.1 and ML 2015-17. Property is Sold “AS IS”. All Offers are to be submitted electronically at: www. HUDHomeStore.com. (SEE AGENT CONFIDENTIAL REMARKS FOR FURTHER INSTRUCTIONS)

16. 2016-03-24
    price $15,000 523-char remark

    Show marketing remark (523 chars)

    HUD Owned property For Sale. For information on bidding, Earnest Money procedures and more, visit: www. HUDHomestore.com. Please refer to HUDHomeStore.com for the most recent bidding period details and information on this property. Repair escrow, when applicable, is to be determined by the underwriting mortgagee, per HUD Handbook 4000.1 and ML 2015-17. Property is Sold “AS IS”. All Offers are to be submitted electronically at: www. HUDHomeStore.com. (SEE AGENT CONFIDENTIAL REMARKS FOR FURTHER INSTRUCTIONS)

17. 2016-03-04
    price $17,500 523-char remark

    Show marketing remark (523 chars)

    HUD Owned property For Sale. For information on bidding, Earnest Money procedures and more, visit: www. HUDHomestore.com. Please refer to HUDHomeStore.com for the most recent bidding period details and information on this property. Repair escrow, when applicable, is to be determined by the underwriting mortgagee, per HUD Handbook 4000.1 and ML 2015-17. Property is Sold “AS IS”. All Offers are to be submitted electronically at: www. HUDHomeStore.com. (SEE AGENT CONFIDENTIAL REMARKS FOR FURTHER INSTRUCTIONS)

18. 2016-01-20
    price $20,000 523-char remark

    Show marketing remark (523 chars)

    HUD Owned property For Sale. For information on bidding, Earnest Money procedures and more, visit: www. HUDHomestore.com. Please refer to HUDHomeStore.com for the most recent bidding period details and information on this property. Repair escrow, when applicable, is to be determined by the underwriting mortgagee, per HUD Handbook 4000.1 and ML 2015-17. Property is Sold “AS IS”. All Offers are to be submitted electronically at: www. HUDHomeStore.com. (SEE AGENT CONFIDENTIAL REMARKS FOR FURTHER INSTRUCTIONS)

19. 2015-12-20
    price $22,500 523-char remark

    Show marketing remark (523 chars)

    HUD Owned property For Sale. For information on bidding, Earnest Money procedures and more, visit: www. HUDHomestore.com. Please refer to HUDHomeStore.com for the most recent bidding period details and information on this property. Repair escrow, when applicable, is to be determined by the underwriting mortgagee, per HUD Handbook 4000.1 and ML 2015-17. Property is Sold “AS IS”. All Offers are to be submitted electronically at: www. HUDHomeStore.com. (SEE AGENT CONFIDENTIAL REMARKS FOR FURTHER INSTRUCTIONS)

20. 2015-11-10
    listed $25,000 New Listing 523-char remark

    Show marketing remark (523 chars)

    HUD Owned property For Sale. For information on bidding, Earnest Money procedures and more, visit: www. HUDHomestore.com. Please refer to HUDHomeStore.com for the most recent bidding period details and information on this property. Repair escrow, when applicable, is to be determined by the underwriting mortgagee, per HUD Handbook 4000.1 and ML 2015-17. Property is Sold “AS IS”. All Offers are to be submitted electronically at: www. HUDHomeStore.com. (SEE AGENT CONFIDENTIAL REMARKS FOR FURTHER INSTRUCTIONS)

21. 2014-06-13
    historical
22. 2012-02-01
    listed $63,900
23. 2009-03-26
    soldstatus $59,000
24. 2009-02-24
    historical
25. 2009-02-10
    listed $62,500
26. 2003-04-11
    soldstatus $22,000

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 20 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: $17,071
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − Depreciation: −$3,779
• Taxable income: $687
• Est. tax owed @ 24.0%: −$165
• After-tax cash flow: $2,549/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

+490.5% since first listed

21 events — show timeline

• 2025-10-15 Price Changed $129,900 CARMLS
• 2025-06-28 Price Changed $132,900 CARMLS
• 2025-06-09 Sold (Public Records) $52,000 Public Records
• 2025-06-06 Listed $134,900 CARMLS
• 2017-03-13 Sold (MLS) $52,000 CARMLS
• 2017-03-11 Pending — CARMLS
• 2016-09-21 Listed $52,500 CARMLS
• 2016-04-19 Sold (Public Records) $15,000 Public Records
• 2016-04-19 Sold (MLS) $15,000 CARMLS
• 2016-03-25 Pending — CARMLS
• 2016-03-24 Price Changed $15,000 CARMLS
• 2016-03-04 Price Changed $17,500 CARMLS
• 2016-01-20 Price Changed $20,000 CARMLS
• 2015-12-20 Price Changed $22,500 CARMLS
• 2015-11-10 Listed $25,000 CARMLS
• 2014-06-13 Listing Removed — CARMLS
• 2012-02-01 Listed $63,900 CARMLS
• 2009-03-26 Sold (MLS) $59,000 CARMLS
• 2009-02-24 Listing Removed — CARMLS
• 2009-02-10 Listed $62,500 CARMLS
• 2003-04-11 Sold (Public Records) $22,000 Public Records

Property tax history

-7.9%/yr

Latest (2025): $57 · +0.0% YoY. Source: county tax records.