7173 S Highway 67 Hwy · Gurdon, AR 71743

$65,000

2 bd · 1.0 ba · 950 sqft · SingleFamily public records · 51 Days on market

0.75 ac lot $68/sqft · 31% above area Est $50k · 31% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Appreciation +6.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0

Listing remarks

950 Sq ft 2bd 1 bath with bonus room that is being used as a bedroom. .75 acres lot with outbuildings, 2 car carport with storage room attached. house is being used as a rental and has tenants. Home is sold as is.

Key facts

• 0.75 acre lot
• Listed 50 days

Property features AI

Finance

• Other: Approximately 0.75 acre lot (inside city limits)

Exterior

• Parking: Carport
• Utilities: Public sewer; Public water; Municipal electric service (Entergy)
• Home design: Metal/vinyl siding
• Construction: Architectural shingle roof; Crawl space foundation
• Exterior features: Level lot; Paved road frontage; No area amenities listed

Interior

• Kitchen: Free-standing stove
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Window air conditioning units; Gas space heater
• Interior features: Carpet and laminate flooring; Den/Family room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($872 rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#74 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, employment D, schools F.
• Gurdon School District (rural): math 20% / reading 21% proficiency, ranked #212 of 238 in AR (top 89%) — 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: 22 active listings in the ZIP; 12 units permitted in Clark County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($449 loan paydown + $2k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.34% ✓
• Cap rate: 11.94%
• Cash-on-cash: 20.17%
• DSCR: 1.90
• GRM: 6.2

CMA / ARV

• ARV (median comp): $49,636
• List price: $65,000
• Delta: 30.95%
• Verdict: OVERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

3.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.0%
• Equity multiple: 2.64×
• Total profit: $29,921
• Equity at exit: $32,032

10-year hold

• IRR: 27.8%
• Equity multiple: 5.18×
• Total profit: $76,026
• Equity at exit: $51,666

Cash invested: $18,200 (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 71743

• Home prices YoY: 2.6%
• Active inventory: 22
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $872 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$15 /mo · $184/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $306

Break-even live

Break-even rent $485

Max offer price $65,000

Occupancy floor 60%

Sensitivity live

Price	-10% $343	-5% $324	+0% $306	+5% $287	+10% $269
Rent	-10% $237	-5% $271	+0% $306	+5% $340	+10% $375
Rate	-1.0pp $339	-0.5pp $322	base $306	+0.5pp $289	+1.0pp $272

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $65,000 Active 51 DOM
2. 2026-06-19
   days on market $65,000 Active 49 DOM
3. 2026-06-18
   days on market $65,000 Active 48 DOM
4. 2026-06-17
   days on market $65,000 Active 47 DOM
5. 2026-06-16
   days on market $65,000 Active 46 DOM
6. 2026-06-15
   days on market $65,000 Active 45 DOM
7. 2026-06-14
   days on market $65,000 Active 43 DOM
8. 2026-06-12
   days on market $65,000 Active 42 DOM
9. 2026-06-09
   days on market $65,000 Active 39 DOM
10. 2026-06-08
    days on market $65,000 Active 38 DOM
11. 2026-06-07
    days on market $65,000 Active 37 DOM
12. 2026-06-05
    days on market $65,000 Active 35 DOM
13. 2026-06-04
    days on market $65,000 Active 33 DOM
14. 2026-06-02
    days on market $65,000 Active 32 DOM
15. 2026-06-01
    days on market $65,000 Active 31 DOM
16. 2026-05-31
    days on market $65,000 Active 30 DOM
17. 2026-05-31
    days on market $65,000 Active 29 DOM
18. 2026-05-01
    listed $65,000 New Listing 213-char remark
19. 2021-11-29
    soldstatus $70,000
20. 1991-10-01
    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: $184 · $15/mo
• Projected year-2 tax: $416 · $35/mo
• Expected delta: +$232/yr (+$19/mo · 125.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $10,469
• − Mortgage interest: −$3,641
• − Property taxes: −$184
• − Insurance: −$325
• − Repairs & maintenance: −$837
• − Management: −$837
• − Depreciation: −$1,891
• Taxable income: $2,752
• Est. tax owed @ 24.0%: −$661
• After-tax cash flow: $3,010/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: Gurdon School District
• NCES district ID: 0507110
• Math proficiency: 20% ▼ -3.00%
• Reading proficiency: 21% ▼ -9.00%
• Median HH income: $35,092
• Composite: 16.91/100
• National rank: #9139
• State rank: #212 of 238 in AR

Livability — Gurdon

• Score: 69/100
• State rank: #74
• US rank: #8878

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gurdon, AR
• Population (ZIP): 3,252

Population outlook (Clark County) Hauer SSP2

• Today (2025): 22,335 people
• By 2030: 22,306 · -0.1%
• By 2040: 21,839 · -2.2%
• By 2050: 21,961 · -1.7%
• By 2075: 24,186 · +8.3%
• By 2100: 25,897 · +15.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 23% Hispanic / Latino 11% Two or more races 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 7% Slovak 3% Scotch-Irish 2%
• Foreign-born: 3% · Canada
• Languages at home: 89% English-only · Spanish 9% Russian/Polish/Slavic 2%

Political lean MEDSL · Clark

• 2024 margin: Strong R (+20.5) · D 38.6% · R 59.1% · Other 2.2%
• 2008→2024 swing: -16.7pp toward R · 2008: -3.8pp · 2024: -20.5pp
• All cycles: 2024: R+20.5 2020: R+14.0 2016: R+9.5 2012: R+6.4 2008: R+3.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.76%
• Current HPI: 149.1405
• 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

+550.0% since first listed

3 events — show timeline

• 2026-05-01 Listed $65,000 CARMLS
• 2021-11-29 Sold (Public Records) $70,000 Public Records
• 1991-10-01 Sold (Public Records) $10,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $184 · +10.0% YoY. Source: county tax records.