60 D St · Subiaco, AR 72865

$170,000

3 bd · 2.0 ba · 1,450 sqft · SingleFamily public records · 111 Days on market

Built 1995 0.48 ac lot $117/sqft · 13% below area Est $196k · 13% under

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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).

• ARV discount +13.6/15.0
• Cash flow +8.3/30.0
• Appreciation +5.0/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.8/10.0

Listing remarks MLS

Attention investors: this property comes with a tenant already in place, providing five months of steady lease income from the moment you take ownership. Located on a quiet dead-end street in an established neighborhood, the home offers a comfortable layout, a large backyard with plenty of usable space, and a spacious deck off the back that’s perfect for outdoor living or future enhancements. Its setting adds long-term appeal—within walking distance of the world-renowned Subiaco Academy, making it an attractive option for consistent rental demand and a strong addition to any investment portfolio. Tenant must have 24 hr notice for all showings.

Key facts

• Large backyard
• Spacious deck
• 0.48 acre lot

Tags

• LARGE BACKYARD
• SPACIOUS DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-156 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (16.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (32.1% below list).
• Recommended offer: $115k (32.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#209 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities F.
• Scranton School District (rural): math 35% / reading 38% proficiency, ranked #105 of 238 in AR (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Scranton Elementary School (math 37% / reading 32%, grade F, #254 of 454 statewide, top 59%, 239 students, 56% FRL); Scranton High School (math 32% / reading 47%, grade F, #48 of 292 statewide, top 19%, 198 students, 43% FRL).
• Market conditions: 9 active listings in the ZIP; 11 units permitted in Logan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Logan County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 6, 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 111 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $130k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major 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 $115,356 (32.1% 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 111 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
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 F 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: 0.68% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.94%
• DSCR: 0.82
• GRM: 12.3

CMA / ARV

• ARV (median comp): $196,486
• List price: $170,000
• Delta: -13.48%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.8%
• Equity multiple: 1.22×
• Total profit: $10,469
• Equity at exit: $76,439

10-year hold

• IRR: 7.1%
• Equity multiple: 2.08×
• Total profit: $51,188
• Equity at exit: $117,802

Cash invested: $47,600 (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 72865

• Active inventory: 9
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,154 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$105 /mo · $1,265/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $-156

Break-even live

Break-even rent $1,352

Max offer price $142,369

Occupancy floor —

Sensitivity live

Price	-10% $-60	-5% $-108	+0% $-156	+5% $-205	+10% $-253
Rent	-10% $-248	-5% $-202	+0% $-156	+5% $-111	+10% $-65
Rate	-1.0pp $-71	-0.5pp $-113	base $-156	+0.5pp $-200	+1.0pp $-245

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $170,000 Active 111 DOM
2. 2026-06-19
   days on market $170,000 Active 109 DOM
3. 2026-06-18
   days on market $170,000 Active 108 DOM
4. 2026-06-17
   days on market $170,000 Active 107 DOM
5. 2026-06-16
   days on market $170,000 Active 106 DOM
6. 2026-06-15
   days on market $170,000 Active 105 DOM
7. 2026-06-14
   days on market $170,000 Active 103 DOM
8. 2026-06-12
   days on market $170,000 Active 102 DOM
9. 2026-06-09
   days on market $170,000 Active 99 DOM
10. 2026-06-08
    days on market $170,000 Active 98 DOM
11. 2026-06-07
    days on market $170,000 Active 97 DOM
12. 2026-06-05
    days on market $170,000 Active 95 DOM
13. 2026-06-04
    days on market $170,000 Active 93 DOM
14. 2026-06-02
    days on market $170,000 Active 92 DOM
15. 2026-06-01
    days on market $170,000 Active 91 DOM
16. 2026-05-31
    days on market $170,000 Active 90 DOM
17. 2026-05-31
    days on market $170,000 Active 89 DOM
18. 2026-03-02
    listed $170,000 Active 663-char remark

    Show marketing remark (663 chars)

    Attention investors: this property comes with a tenant already in place, providing five months of steady lease income from the moment you take ownership. Located on a quiet dead-end street in an established neighborhood, the home offers a comfortable layout, a large backyard with plenty of usable space, and a spacious deck off the back that’s perfect for outdoor living or future enhancements. Its setting adds long-term appeal—within walking distance of the world-renowned Subiaco Academy, making it an attractive option for consistent rental demand and a strong addition to any investment portfolio. Tenant must have 24 hr notice for all showings.

19. 2024-03-28
    soldstatus $130,000
20. 2021-10-29
    soldstatus $110,000
21. 2021-10-28
    soldstatus $110,000 372-char remark

    Show marketing remark (372 chars)

    This 3 bedroom , 2 bath home in Subiaco is a investment Property rents for 600 a month !Also a beautiful Area to Raise a family , The Garage is attached with Bathroom in it . The Yard is great with deck in back for Family barbecues room for pool! a big metal outbuilding This home wont Last Long Call Sam 479 438 1364 now to set up showing!!!!The Home is in Great Shape!!!

22. 2020-04-09
    listed $135,000 372-char remark

    Show marketing remark (372 chars)

    This 3 bedroom , 2 bath home in Subiaco is a investment Property rents for 600 a month !Also a beautiful Area to Raise a family , The Garage is attached with Bathroom in it . The Yard is great with deck in back for Family barbecues room for pool! a big metal outbuilding This home wont Last Long Call Sam 479 438 1364 now to set up showing!!!!The Home is in Great Shape!!!

23. 2000-06-23
    soldstatus $68,000

ⓘ 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: $1,265 · $105/mo
• Projected year-2 tax: $1,265 · $105/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $13,843
• − Mortgage interest: −$9,523
• − Property taxes: −$1,265
• − Insurance: −$850
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$4,945
• Taxable loss: −$4,955
• Est. tax savings @ 24.0%: +$1,189
• After-tax cash flow: $-688/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: Scranton School District
• NCES district ID: 0512180
• Math proficiency: 35% ▼ -18.00%
• Reading proficiency: 38% ▼ -17.00%
• Median HH income: $41,076
• Composite: 30.73/100
• National rank: #6163
• State rank: #105 of 238 in AR

Livability — Subiaco

• Score: 62/100
• State rank: #209
• US rank: #16306

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Subiaco, AR
• Population (ZIP): 1,101

Population outlook (Logan County) Hauer SSP2

• Today (2025): 21,046 people
• By 2030: 20,537 · -2.4%
• By 2040: 19,443 · -7.6%
• By 2050: 18,220 · -13.4%
• By 2075: 16,164 · -23.2%
• By 2100: 14,858 · -29.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Slovak 10% Romanian 2% Iranian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+62.2) · D 17.8% · R 80.0% · Other 2.1%
• 2008→2024 swing: -23.5pp toward R · 2008: -38.8pp · 2024: -62.2pp
• All cycles: 2024: R+62.2 2020: R+59.5 2016: R+51.4 2012: R+41.9 2008: R+38.8

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

+150.0% since first listed

6 events — show timeline

• 2026-03-02 Listed $170,000 WRVBOR
• 2024-03-28 Sold (Public Records) $130,000 Public Records
• 2021-10-29 Sold (Public Records) $110,000 Public Records
• 2021-10-28 Sold (MLS) $110,000 CARMLS
• 2020-04-09 Listed $135,000 CARMLS
• 2000-06-23 Sold (Public Records) $68,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,265 · +39.1% YoY. Source: county tax records.