206 W Ctr · Harrisburg, AR 72432

$21,900

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 143 Days on market

Built 1949 0.27 ac lot $22/sqft · 81% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +3.8/10.0
• Livability +2.8/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Don't miss this great investment opportunity. This 2 Bedroom, 1 Bathroom home is on 0.27 acres in Harrisburg. This property is being sold AS-IS. Seller has not occupied the property so no SPD.

Key facts

• 0.27 acre lot
• Built 1949
• Listed 142 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $22k.

Deal economics

• At list price, monthly cash flow is $591 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($927 rent vs $22k).
• Recommended offer: $19k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#375 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A, housing A-; Watch: schools D, employment D, crime D-.
• Harrisburg School District (rural): math 31% / reading 35% proficiency, ranked #137 of 238 in AR (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 86% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 55 active listings in the ZIP; 67 units permitted in Poinsett County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.4%/yr); year-one equity from $151 of loan paydown is wiped out by about $532 of value loss. Plan a longer hold.
• Poinsett County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.4% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago; this cycle's ask is 10% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $10k; list at $22k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $19,272 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 4.23% ✓
• Cap rate: 38.70%
• Cash-on-cash: 115.74%
• DSCR: 6.15
• GRM: 2.0

CMA / ARV

• ARV (median comp): $113,885
• List price: $21,900
• Delta: -80.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Perch Ave	0.22mi	2/1.0	1,070 (+6%)	4mo	$139,000	$130	76
202 W South St	0.21mi	2/1.0	956 (-5%)	15mo	$55,000	$58	69
103 Winters St	0.25mi	3/1.0 (+1)	1,114 (+10%)	24mo	$100,000	$90	46
505 W Border St	0.47mi	3/1.0 (+1)	1,134 (+12%)	15mo	$142,000	$125	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.65×
• Total profit: $34,654
• Equity at exit: $3,827

10-year hold

• IRR: —
• Equity multiple: 13.91×
• Total profit: $79,170
• Equity at exit: $2,873

Cash invested: $6,132 (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 72432

• Home prices YoY: -1.2%
• Active inventory: 55
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $927 medium
• Mortgage (P&I): −$115
• Tax from tax record: −$17 /mo · $202/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $591

Break-even live

Break-even rent $178

Max offer price $21,900

Occupancy floor 31%

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: $5,475
• Closing costs: $657
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-19
   days on market $21,900 Active 143 DOM
2. 2026-06-18
   days on market $21,900 Active 142 DOM
3. 2026-06-17
   days on market $21,900 Active 141 DOM
4. 2026-06-16
   days on market $21,900 Active 140 DOM
5. 2026-06-15
   days on market $21,900 Active 139 DOM
6. 2026-06-14
   days on market $21,900 Active 137 DOM
7. 2026-06-13
   days on market $21,900 Active 136 DOM
8. 2026-06-10
   days on market $21,900 Active 134 DOM
9. 2026-06-09
   days on market $21,900 Active 133 DOM
10. 2026-06-08
    days on market $21,900 Active 132 DOM
11. 2026-06-07
    days on market $21,900 Active 131 DOM
12. 2026-06-05
    days on market $21,900 Active 128 DOM
13. 2026-06-03
    days on market $21,900 Active 127 DOM
14. 2026-06-02
    days on market $21,900 Active 126 DOM
15. 2026-06-01
    days on market $21,900 Active 125 DOM
16. 2026-05-31
    days on market $21,900 Active 124 DOM
17. 2026-05-30
    days on market $21,900 Active 123 DOM
18. 2026-04-08
    price $21,900 192-char remark

    Show marketing remark (192 chars)

    Don't miss this great investment opportunity. This 2 Bedroom, 1 Bathroom home is on 0.27 acres in Harrisburg. This property is being sold AS-IS. Seller has not occupied the property so no SPD.

19. 2026-01-27
    listed $19,900 New Listing 192-char remark

    Show marketing remark (192 chars)

    Don't miss this great investment opportunity. This 2 Bedroom, 1 Bathroom home is on 0.27 acres in Harrisburg. This property is being sold AS-IS. Seller has not occupied the property so no SPD.

20. 2025-12-17
    historical
21. 2025-12-17
    status Under Contract
22. 2025-12-12
    historical
23. 2025-11-04
    price $19,900
24. 2025-11-03
    price $19,900
25. 2025-10-09
    listed $21,500 Active
26. 2025-10-09
    listed $21,500 New Listing
27. 2025-07-25
    soldstatus $10,000 Sold
28. 2025-07-25
    soldstatus $10,000 Closed
29. 2025-07-03
    historical
30. 2025-07-02
    status Under Contract
31. 2025-06-13
    listed $15,900 New Listing
32. 2025-06-13
    listed $15,900 Active
33. 2023-03-30
    historical
34. 2022-09-29
    listed $35,000
35. 2022-09-29
    listed $35,000 New Listing
36. 2004-03-30
    soldstatus $15,000
37. 2001-10-29
    soldstatus $10,000

ⓘ 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: $202 · $17/mo
• Projected year-2 tax: $202 · $17/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $11,122
• − Mortgage interest: −$1,227
• − Property taxes: −$202
• − Insurance: −$110
• − Repairs & maintenance: −$890
• − Management: −$890
• − Depreciation: −$637
• Taxable income: $7,167
• Est. tax owed @ 24.0%: −$1,720
• After-tax cash flow: $5,377/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: Harrisburg School District
• NCES district ID: 0507350
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $34,332
• Composite: 27.19/100
• National rank: #7021
• State rank: #137 of 238 in AR

Livability — Harrisburg

• Score: 56/100
• State rank: #375
• US rank: #22427

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harrisburg, AR
• City population: 6,537
• Population (ZIP): 6,537

Population outlook (Poinsett County) Hauer SSP2

• Today (2025): 22,998 people
• By 2030: 22,356 · -2.8%
• By 2040: 21,150 · -8.0%
• By 2050: 20,035 · -12.9%
• By 2075: 17,745 · -22.8%
• By 2100: 15,358 · -33.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Black 3%
• Common ancestry: Iranian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Poinsett

• 2024 margin: Solid R (+63.5) · D 17.4% · R 81.0% · Other 1.6%
• 2008→2024 swing: -36.3pp toward R · 2008: -27.2pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+59.8 2016: R+24.1 2012: R+34.2 2008: R+27.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.43%
• Current HPI: 205.4239
• 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

+119.0% since first listed

20 events — show timeline

• 2026-04-08 Price Changed $21,900 CARMLS
• 2026-01-27 Listed $19,900 CARMLS
• 2025-12-17 Delisted — NEABOR MLS
• 2025-12-17 Pending — CARMLS
• 2025-12-12 Listing Removed — CARMLS
• 2025-11-04 Price Changed $19,900 CARMLS
• 2025-11-03 Price Changed $19,900 NEABOR MLS
• 2025-10-09 Listed $21,500 NEABOR MLS
• 2025-10-09 Listed $21,500 CARMLS
• 2025-07-25 Sold (MLS) $10,000 NEABOR MLS
• 2025-07-25 Sold (MLS) $10,000 CARMLS
• 2025-07-03 Delisted — NEABOR MLS
• 2025-07-02 Pending — CARMLS
• 2025-06-13 Listed $15,900 NEABOR MLS
• 2025-06-13 Listed $15,900 CARMLS
• 2023-03-30 Listing Removed — CARMLS
• 2022-09-29 Listed $35,000 CARMLS
• 2022-09-29 Listed $35,000 NEABOR MLS
• 2004-03-30 Sold (Public Records) $15,000 Public Records
• 2001-10-29 Sold (Public Records) $10,000 Public Records

Property tax history

+9.0%/yr

Latest (2019): $202 · +9.0% YoY. Source: county tax records.