6687 Highway 62 W · Viola, AR 72576

$40,000

2 bd · 1.0 ba · 936 sqft · SingleFamily · 15 Days on market

Built 1960 1.00 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• Schools +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

WHAT A DEAL! YOU WON'T WANT TO MISS OUT ON THIS ONE. YOU WILL LOVE THE OPEN KITCHEN/LIVING ROOM AREA, LARGEYARD AND DETACHED CARPORT. CALL TODAY TO SCHEDULE A LOOK!

Key facts

• Covered front porch
• Highway frontage
• 1 acre

Tags

• 1 ACRE
• HIGHWAY FRONTAGE
• ATTACHED BONUS ROOM
• COVERED FRONT PORCH
• WELL PUMP REPLACED
• CITY UTILITIES AVAILABLE

Property features AI

Exterior

• Home design: House
• Construction: Living area about 936
• Exterior features: Lot approximately 1 acre

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($869 rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#352 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime F, amenities F, commute F.
• Viola School District (rural): math 40% / reading 42% proficiency, ranked #65 of 238 in AR (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($277 loan paydown + $944 appreciation (2.4% local appreciation)).
• Fulton County population projected at -17% 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $18k; list at $40k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,400 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.17% ✓
• Cap rate: 18.61%
• Cash-on-cash: 43.98%
• DSCR: 2.96
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 48.4%
• Equity multiple: 3.65×
• Total profit: $29,633
• Equity at exit: $16,561

10-year hold

• IRR: 48.8%
• Equity multiple: 7.30×
• Total profit: $70,591
• Equity at exit: $24,466

Cash invested: $11,200 (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 72576

• Home prices YoY: 1.3%
• Active inventory: 39
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $869 medium
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $410

Break-even live

Break-even rent $350

Max offer price $40,000

Occupancy floor 48%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $40,000 Active 15 DOM
2. 2026-06-18
   days on market $40,000 Active 14 DOM
3. 2026-06-17
   days on market $40,000 Active 13 DOM
4. 2026-06-16
   days on market $40,000 Active 12 DOM
5. 2026-06-15
   days on market $40,000 Active 11 DOM
6. 2026-06-14
   days on market $40,000 Active 9 DOM
7. 2026-06-12
   days on market $40,000 Active 8 DOM
8. 2026-06-09
   days on market $40,000 Active 5 DOM
9. 2026-06-08
   days on market $40,000 Active 4 DOM
10. 2026-06-07
    days on market $40,000 Active 3 DOM
11. 2026-06-05
    remarks 695-char remark
12. 2026-06-05
    listed $40,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°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: $10,433
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$835
• − Management: −$835
• − Depreciation: −$1,164
• Taxable income: $4,560
• Est. tax owed @ 24.0%: −$1,094
• After-tax cash flow: $3,831/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: Viola School District
• NCES district ID: 0513560
• Math proficiency: 40% ▼ -15.00%
• Reading proficiency: 42% ▼ -16.00%
• Median HH income: $34,431
• Composite: 33.84/100
• National rank: #5356
• State rank: #65 of 238 in AR

Livability — Viola

• Score: 57/100
• State rank: #352
• US rank: #21966

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,748

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 11,739 people
• By 2030: 11,330 · -3.5%
• By 2040: 10,483 · -10.7%
• By 2050: 9,717 · -17.2%
• By 2075: 8,351 · -28.9%
• By 2100: 6,853 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid R (+62.1) · D 18.0% · R 80.1% · Other 1.9%
• 2008→2024 swing: -43.3pp toward R · 2008: -18.9pp · 2024: -62.1pp
• All cycles: 2024: R+62.1 2020: R+57.2 2016: R+50.7 2012: R+33.1 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.36%
• Current HPI: 187.7518
• 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

+100.1% since first listed

6 events — show timeline

• 2026-06-04 Listed $40,000 ForSaleByOwner.com
• 2019-08-30 Sold (MLS) $18,000 MHMLS
• 2019-08-30 Sold (MLS) $18,000 CARMLS
• 2019-08-13 Listing Removed — CARMLS
• 2019-08-13 Listed $19,990 MHMLS
• 2019-07-29 Listed $19,990 CARMLS