7173 S Highway 67 Hwy

Gurdon, AR 71743

$65,000B-

2 bd · 1.0 ba · 950 sqft · Built — · SingleFamily · Active · 51 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $872/mo
• Mortgage (P&I): −$341
• Tax + insurance: −$42
• HOA: −$0
• Vac / Maint / Mgmt: −$183
• Net cashflow: $306/mo
• Annual: $3,670/yr
• Cap rate: 11.94%
• Cash-on-cash: 20.17%
• DSCR: 1.90
• 1% rule: 1.34%
• Cash to close: $18,200

Investor read

• This is a 2-bed/1.0-bath single-family listed at $65k.
• 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).
• It's been on market 51 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• In year one you build about $3k of equity ($449 loan paydown + $2k appreciation (3.8% local appreciation)).
• 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, amenities 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.
• Zoned schools: Gurdon Primary School (math 37% / reading 22%, grade F, #305 of 454 statewide, top 71%, 266 students, 77% FRL); Cabe Middle School (math 16% / reading 22%, grade F, #179 of 201 statewide, top 90%, 170 students, 76% FRL); Gurdon High School (math 8% / reading 22%, grade F, #261 of 292 statewide, top 90%, 209 students, 72% FRL).
• Market conditions: 22 active listings in the ZIP; 12 units permitted in Clark County in 2024 (0 in 5+ unit buildings).
• 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.
• 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.

Questions for listing agent

• 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?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.