000 Aud Rd · Witts Springs, AR 72686

$86,000

1 bd · None ba · 504 sqft · SingleFamily public records · 216 Days on market

Built 2007 9.65 ac lot $171/sqft · 55% below area

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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).

• Cash flow +16.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• 1% rule +3.9/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Wonderful remote loft cabin getaway or hunting spot. .. or offgrid Air BnB on 10 acres. Nearby seasonal creek and activities. No Power, Water or Septic. Cabin has porch up and down for watching deer roam and taking in the scenic beauty. Witts Springs is a mountain hub for outdoor fun, sitting at approximately 1,900 feet in elevation, Witts Springs is a good launching point for hiking the nearby Ozark Highlands Trail, horseback riding in the Ozark National Forest, waterfall photography at Falling Water Falls and Six Finger Falls, camping at the Richland Creek Recreation Area & Campground, the Growl and Lasso Motorcycle Route, the Ozark Grinder Trail gravel grinder bicycle route and the annual Pedestal Rock Road Bike Ride and Lick Fork Gravel Grind. Gateway to the Ozark National Forest.

Key facts

• Porch up and down
• Remote loft cabin
• Mountain hub

Tags

• REMOTE LOFT CABIN
• OFFGRID AIR BNB
• SEASONAL CREEK
• PORCH UP AND DOWN
• MOUNTAIN HUB
• OZARK HIGHLANDS TRAIL

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $45 ($546/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $77k (10.7% below list).
• Recommended offer: $76k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Searcy County School District (rural): math 39% / reading 40% proficiency, ranked #82 of 238 in AR (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($595 loan paydown + $3k appreciation (3.0% local appreciation)).
• Searcy County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($76k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $75,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 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. 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: 0.89% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.27%
• DSCR: 1.10
• GRM: 9.3

CMA / ARV

• ARV (median comp): $216,979
• List price: $86,000
• Delta: -60.36%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.6%
• Equity multiple: 1.55×
• Total profit: $13,249
• Equity at exit: $38,669

10-year hold

• IRR: 12.0%
• Equity multiple: 2.79×
• Total profit: $43,104
• Equity at exit: $59,594

Cash invested: $24,080 (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 72686

• Active inventory: 8
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $768 medium
• Mortgage (P&I): −$451
• Tax from tax record: −$74 /mo · $890/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$161
• Net cashflow: $45

Break-even live

Break-even rent $710

Max offer price $86,000

Occupancy floor 89%

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $86,000 Active 216 DOM
2. 2026-06-18
   days on market $86,000 Active 215 DOM
3. 2026-06-17
   days on market $86,000 Active 214 DOM
4. 2026-06-16
   days on market $86,000 Active 213 DOM
5. 2026-06-15
   days on market $86,000 Active 212 DOM
6. 2026-06-14
   days on market $86,000 Active 210 DOM
7. 2026-06-12
   days on market $86,000 Active 209 DOM
8. 2026-06-09
   days on market $86,000 Active 206 DOM
9. 2026-06-08
   days on market $86,000 Active 205 DOM
10. 2026-06-07
    days on market $86,000 Active 204 DOM
11. 2026-06-07
    days on market $86,000 Active 203 DOM
12. 2026-06-04
    days on market $86,000 Active 200 DOM
13. 2026-06-02
    days on market $86,000 Active 199 DOM
14. 2026-06-01
    days on market $86,000 Active 198 DOM
15. 2026-05-31
    days on market $86,000 Active 197 DOM
16. 2026-05-31
    days on market $86,000 Active 196 DOM
17. 2025-11-14
    listed $86,000 New Listing 801-char remark

    Show marketing remark (801 chars)

    Wonderful remote loft cabin getaway or hunting spot. .. or offgrid Air BnB on 10 acres. Nearby seasonal creek and activities. No Power, Water or Septic. Cabin has porch up and down for watching deer roam and taking in the scenic beauty. Witts Springs is a mountain hub for outdoor fun, sitting at approximately 1,900 feet in elevation, Witts Springs is a good launching point for hiking the nearby Ozark Highlands Trail, horseback riding in the Ozark National Forest, waterfall photography at Falling Water Falls and Six Finger Falls, camping at the Richland Creek Recreation Area & Campground, the Growl and Lasso Motorcycle Route, the Ozark Grinder Trail gravel grinder bicycle route and the annual Pedestal Rock Road Bike Ride and Lick Fork Gravel Grind. Gateway to the Ozark National Forest.

18. 2005-01-18
    soldstatus $240,000
19. 2001-10-15
    soldstatus $15,000

ⓘ 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: $890 · $74/mo
• Projected year-2 tax: $890 · $74/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $9,213
• − Mortgage interest: −$4,817
• − Property taxes: −$890
• − Insurance: −$430
• − Repairs & maintenance: −$737
• − Management: −$737
• − Depreciation: −$2,502
• Taxable loss: −$901
• Est. tax savings @ 24.0%: +$216
• After-tax cash flow: $762/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 County School District
• NCES district ID: 0509480
• Math proficiency: 39% ▼ -16.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $31,222
• Composite: 32.28/100
• National rank: #5751
• State rank: #82 of 238 in AR

Livability — Witts Springs

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 128

Population outlook (Searcy County) Hauer SSP2

• Today (2025): 7,091 people
• By 2030: 6,656 · -6.1%
• By 2040: 5,868 · -17.2%
• By 2050: 5,250 · -26.0%
• By 2075: 4,407 · -37.9%
• By 2100: 3,834 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%

Political lean MEDSL · Searcy

• 2024 margin: Solid R (+72.2) · D 13.2% · R 85.4% · Other 1.4%
• 2008→2024 swing: -26.3pp toward R · 2008: -45.9pp · 2024: -72.2pp
• All cycles: 2024: R+72.2 2020: R+69.1 2016: R+63.7 2012: R+51.0 2008: R+45.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+473.3% since first listed

3 events — show timeline

• 2025-11-14 Listed $86,000 CARMLS
• 2005-01-18 Sold (Public Records) $240,000 Public Records
• 2001-10-15 Sold (Public Records) $15,000 Public Records

Property tax history

+17.3%/yr

Latest (2025): $890 · +1.5% YoY. Source: county tax records.