7804 S State Highway 125 · Diamond City, AR 65733

$152,900

2 bd · 1.5 ba · 1,242 sqft · Other · 251 Days on market

Built 1960 7.40 ac lot ↓ 11% since listing

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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 +10.3/30.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• Schools +5.6/10.0
• Livability +3.4/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0

Listing remarks

Ready for an amazing opportunity!! Perfect for reworking a place to fit your needs! Just 5 minutes to Bull Shoals Lake and Buck Creek Campground, you have the perfect spot for a vacation getaway!! Not to mention the famous Peel Ferry which provides not only a scenic ride across the lake enjoying the beautiful views, but it's just 20 minutes to Harrison Ark and much more. This fixer upper property invites a beautiful 7.4 acres nestled in just far enough off the highway you almost miss it driving by which gives that readily available site, but private location. This 2 bedroom, 1 to 1 1/2 bath home is curved by a huge deck on right side inviting tons of room for any occasion presented its way

Key facts

• 7.4 acres
• Unfinished basement
• Small metal barn

Tags

• 7.4 ACRES
• HUGE DECK
• UNFINISHED BASEMENT
• 2 CAR ATTACHED CAR PORT
• SMALL METAL BARN

Property features AI

Exterior

• Parking: Private 2-car garage
• Utilities: Private water source; Septic tank sewer; Propane service
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Block and concrete construction elements; Composition roof; Block permanent foundation; Year built not specified
• Exterior features: Wood deck; Shed(s); Barbed wire fencing; Rolling, sloped and level lot terrain; Asphalt and gravel road access; Highway frontage

Interior

• Kitchen: Electric oven; Free-standing electric oven; Dishwasher; Microwave
• Bedrooms: Bedrooms not specified
• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Propane heating; Fireplace insert for supplemental heat; Central air; Ceiling fans; Window AC unit(s)
• Interior features: Dishwasher; Electric oven (free-standing); Microwave; Fireplace with insert; Hardwood flooring; Tile flooring; Finished above-grade living area
• Laundry & utility: Laundry in basement; Basement is full, unfinished, block construction with walk-out access

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $153k.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (32.3% below list).
• Recommended offer: $103k (32.3% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 2.4% in Diamond City — 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 67/100 on livability (#107 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Mark Twain R-VIII (rural): math 80% / reading 50% proficiency, ranked #26 of 535 in MO (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Mark Twain Elem. (math 70% / reading 70%, grade A-, #28 of 1,115 statewide, top 3%, 60 students, 62% FRL).
• Market conditions: 23 active listings in the ZIP; 331 units permitted in Taney County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.8% local appreciation)).
• Taney County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 251 days — a 12% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $103,465 (32.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 251 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.68% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.38%
• DSCR: 0.89
• GRM: 12.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.08×
• Total profit: $3,290
• Equity at exit: $58,502

10-year hold

• IRR: 5.6%
• Equity multiple: 1.74×
• Total profit: $31,821
• Equity at exit: $82,878

Cash invested: $42,812 (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 65733

• Home prices YoY: 0.5%
• Active inventory: 23
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,035 medium
• Mortgage (P&I): −$802
• Tax from tax record: −$37 /mo · $443/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $-85

Break-even live

Break-even rent $1,142

Max offer price $137,876

Occupancy floor —

Sensitivity live

Price	-10% $2	-5% $-42	+0% $-85	+5% $-128	+10% $-172
Rent	-10% $-167	-5% $-126	+0% $-85	+5% $-44	+10% $-3
Rate	-1.0pp $-8	-0.5pp $-46	base $-85	+0.5pp $-125	+1.0pp $-165

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: $38,225
• Closing costs: $4,587
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $152,900 Active 251 DOM
2. 2026-06-21
   days on market $152,900 Active 250 DOM
3. 2026-06-18
   days on market $152,900 Active 248 DOM
4. 2026-06-17
   days on market $152,900 Active 247 DOM
5. 2026-06-16
   days on market $152,900 Active 246 DOM
6. 2026-06-15
   days on market $152,900 Active 245 DOM
7. 2026-06-13
   days on market $152,900 Active 243 DOM
8. 2026-06-12
   days on market $152,900 Active 242 DOM
9. 2026-06-09
   days on market $152,900 Active 239 DOM
10. 2026-06-08
    days on market $152,900 Active 238 DOM
11. 2026-06-07
    days on market $152,900 Active 237 DOM
12. 2026-06-05
    days on market $152,900 Active 235 DOM
13. 2026-06-04
    days on market $152,900 Active 233 DOM
14. 2026-06-02
    days on market $152,900 Active 232 DOM
15. 2026-06-01
    days on market $152,900 Active 231 DOM
16. 2026-05-31
    days on market $152,900 Active 230 DOM
17. 2026-05-11
    price $152,900
18. 2026-03-18
    price $159,900
19. 2025-12-01
    price $167,500
20. 2025-10-31
    status Active
21. 2025-09-22
    status Pending
22. 2025-09-03
    listed $172,500 Active
23. 2000-10-13
    soldstatus
24. 2000-10-12
    soldstatus

ⓘ 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: $443 · $37/mo
• Projected year-2 tax: $979 · $82/mo
• Expected delta: +$536/yr (+$45/mo · 121.1%)

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

Taxation est. · year 1

• Rental income: $12,416
• − Mortgage interest: −$8,565
• − Property taxes: −$443
• − Insurance: −$764
• − Repairs & maintenance: −$993
• − Management: −$993
• − Depreciation: −$4,448
• Taxable loss: −$3,791
• Est. tax savings @ 24.0%: +$910
• After-tax cash flow: $-111/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: Mark Twain R-VIII
• NCES district ID: 2920340
• Math proficiency: 80% ▲ 50.00%
• Reading proficiency: 50% ▲ 20.00%
• Median HH income: $39,169
• Composite: 55.65/100
• National rank: #2644
• State rank: #26 of 535 in MO

Livability — Diamond City

• Score: 67/100
• State rank: #107
• US rank: #10788

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 123
• Population (ZIP): 725

Population outlook (Taney County) Hauer SSP2

• Today (2025): 59,017 people
• By 2030: 61,235 · +3.8%
• By 2040: 65,225 · +10.5%
• By 2050: 68,842 · +16.6%
• By 2075: 77,705 · +31.7%
• By 2100: 82,002 · +38.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Taney

• 2024 margin: Solid R (+59.3) · D 19.9% · R 79.2%
• 2008→2024 swing: -22.2pp toward R · 2008: -37.2pp · 2024: -59.3pp
• All cycles: 2024: R+59.3 2020: R+57.7 2016: R+59.3 2012: R+47.4 2008: R+37.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.78%
• Current HPI: 331.8995
• 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

-11.4% since first listed

8 events — show timeline

• 2026-05-11 Price Changed $152,900 SOMO
• 2026-03-18 Price Changed $159,900 SOMO
• 2025-12-01 Price Changed $167,500 SOMO
• 2025-10-31 Relisted — SOMO
• 2025-09-22 Pending — SOMO
• 2025-09-03 Listed $172,500 SOMO
• 2000-10-13 Sold (Public Records) — Public Records
• 2000-10-12 Sold (Public Records) — Public Records

Property tax history

-0.3%/yr

Latest (2025): $443 · -12.4% YoY. Source: county tax records.