150 Wenatchi Rd · Piney, AR 71968

$173,900

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 40 Days on market

Built 1980 Est $242k · 28% 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 +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +8.6/30.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.7/10.0

Listing remarks MLS

Motivated Sellers! This is a cozy 2 bed, 1 bath home with bonus room. Open floor plan with updated flooring and insulation. $75.00 POA gets you access to boat launch, swimming, and parks. 16 x 20 insulated shop with electricity conveys. Home sits on 4 lots. Would make perfect weekend get-away or full time residence. Walking distance to the lake.

Key facts

• Flex room
• Half acre lot
• Fishing docks

Tags

• HALF ACRE LOT
• TWO EXCLUSIVE COMMUNITY PARKS
• FISHING DOCKS
• DEDICATED LAUNDRY ROOM
• FLEX ROOM
• PARTIAL WRAP AROUND DECK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $-205 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (20.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (33.3% below list).
• Recommended offer: $116k (33.3% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 1.9% in Piney — 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 62/100 on livability (#218 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Lake Hamilton School District (rural): math 41% / reading 43% proficiency, ranked #54 of 238 in AR (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lake Hamilton Primary School (666 students, 69% FRL); Lake Hamilton Middle School (math 30% / reading 37%, grade F, #129 of 201 statewide, top 64%, 631 students, 66% FRL); Lake Hamilton High School (math 27% / reading 37%, grade F, #119 of 292 statewide, top 43%, 936 students, 59% FRL) — zoned schools average 64% FRL vs 45% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 56 active listings in the ZIP; 117 units permitted in Garland County in 2024 (24 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Garland County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y ago; this cycle's ask is 15022% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $109k; list at $174k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood 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 $115,983 (33.3% 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 40 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.67% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.68%
• DSCR: 0.84
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $241,920
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
221 Old Bear Rd	0.45mi	2/2.0	868 (+0%)	7mo	$150,000	$173	69
150 Shady Oak Trl	0.50mi	2/1.0	896 (+4%)	9mo	$235,000	$262	63
136 Shady Oak Trl	0.54mi	2/1.0	786 (-9%)	3mo	$220,000	$280	57
156 Shady Oak Trl	0.52mi	2/1.0	734 (-15%)	3mo	$217,000	$296	48
166 Shady Oak Trl	0.53mi	2/1.0	734 (-15%)	21mo	$225,000	$307	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 2.68×
• Total profit: $81,618
• Equity at exit: $156,663

10-year hold

• IRR: 18.8%
• Equity multiple: 6.15×
• Total profit: $250,559
• Equity at exit: $337,849

Cash invested: $48,692 (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 71968

• Home prices YoY: 13.7%
• Active inventory: 56
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,160 medium
• Mortgage (P&I): −$912
• Tax from tax record: −$81 /mo · $977/yr
• Insurance: −$72
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $-205

Break-even live

Break-even rent $1,419

Max offer price $137,675

Occupancy floor —

Sensitivity live

Price	-10% $-107	-5% $-156	+0% $-205	+5% $-254	+10% $-304
Rent	-10% $-297	-5% $-251	+0% $-205	+5% $-159	+10% $-113
Rate	-1.0pp $-117	-0.5pp $-161	base $-205	+0.5pp $-250	+1.0pp $-296

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: $43,475
• Closing costs: $5,217
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-06-21
   days on market $173,900 Active 40 DOM
2. 2026-06-19
   days on market $173,900 Active 38 DOM
3. 2026-06-18
   days on market $173,900 Active 37 DOM
4. 2026-06-17
   days on market $173,900 Active 36 DOM
5. 2026-06-16
   days on market $173,900 Active 35 DOM
6. 2026-06-15
   days on market $173,900 Active 34 DOM
7. 2026-06-14
   days on market $173,900 Active 32 DOM
8. 2026-06-13
   days on market $173,900 Active 31 DOM
9. 2026-06-10
   days on market $173,900 Active 29 DOM
10. 2026-06-09
    days on market $173,900 Active 28 DOM
11. 2026-06-08
    days on market $173,900 Active 27 DOM
12. 2026-06-07
    days on market $173,900 Active 26 DOM
13. 2026-06-05
    days on market $173,900 Active 23 DOM
14. 2026-06-03
    days on market $173,900 Active 22 DOM
15. 2026-06-02
    days on market $173,900 Active 21 DOM
16. 2026-06-01
    days on market $173,900 Active 20 DOM
17. 2026-05-31
    days on market $173,900 Active 19 DOM
18. 2026-05-30
    days on market $173,900 Active 18 DOM
19. 2026-05-13
    price $173,900 890-char remark
20. 2026-05-12
    listed $179,000 Active 890-char remark
21. 2024-09-16
    historical $1,075
22. 2024-09-05
    price $1,075
23. 2024-08-28
    price $1,125
24. 2024-08-13
    listed $1,150
25. 2021-08-27
    soldstatus $109,000
26. 2021-08-26
    soldstatus $109,000 347-char remark

    Show marketing remark (347 chars)

    Motivated Sellers! This is a cozy 2 bed, 1 bath home with bonus room. Open floor plan with updated flooring and insulation. $75.00 POA gets you access to boat launch, swimming, and parks. 16 x 20 insulated shop with electricity conveys. Home sits on 4 lots. Would make perfect weekend get-away or full time residence. Walking distance to the lake.

27. 2021-08-26
    soldstatus $109,000 Sold

    Show marketing remark (347 chars)

    Motivated Sellers! This is a cozy 2 bed, 1 bath home with bonus room. Open floor plan with updated flooring and insulation. $75.00 POA gets you access to boat launch, swimming, and parks. 16 x 20 insulated shop with electricity conveys. Home sits on 4 lots. Would make perfect weekend get-away or full time residence. Walking distance to the lake.

28. 2021-07-16
    historical

    Show marketing remark (347 chars)

    Motivated Sellers! This is a cozy 2 bed, 1 bath home with bonus room. Open floor plan with updated flooring and insulation. $75.00 POA gets you access to boat launch, swimming, and parks. 16 x 20 insulated shop with electricity conveys. Home sits on 4 lots. Would make perfect weekend get-away or full time residence. Walking distance to the lake.

29. 2021-07-15
    price $114,000

    Show marketing remark (347 chars)

    Motivated Sellers! This is a cozy 2 bed, 1 bath home with bonus room. Open floor plan with updated flooring and insulation. $75.00 POA gets you access to boat launch, swimming, and parks. 16 x 20 insulated shop with electricity conveys. Home sits on 4 lots. Would make perfect weekend get-away or full time residence. Walking distance to the lake.

30. 2021-07-12
    status Back on Market

    Show marketing remark (347 chars)

    Motivated Sellers! This is a cozy 2 bed, 1 bath home with bonus room. Open floor plan with updated flooring and insulation. $75.00 POA gets you access to boat launch, swimming, and parks. 16 x 20 insulated shop with electricity conveys. Home sits on 4 lots. Would make perfect weekend get-away or full time residence. Walking distance to the lake.

31. 2021-07-09
    historical

    Show marketing remark (347 chars)

    Motivated Sellers! This is a cozy 2 bed, 1 bath home with bonus room. Open floor plan with updated flooring and insulation. $75.00 POA gets you access to boat launch, swimming, and parks. 16 x 20 insulated shop with electricity conveys. Home sits on 4 lots. Would make perfect weekend get-away or full time residence. Walking distance to the lake.

32. 2021-07-06
    status Back on Market

    Show marketing remark (347 chars)

    Motivated Sellers! This is a cozy 2 bed, 1 bath home with bonus room. Open floor plan with updated flooring and insulation. $75.00 POA gets you access to boat launch, swimming, and parks. 16 x 20 insulated shop with electricity conveys. Home sits on 4 lots. Would make perfect weekend get-away or full time residence. Walking distance to the lake.

33. 2021-06-24
    historical

    Show marketing remark (347 chars)

    Motivated Sellers! This is a cozy 2 bed, 1 bath home with bonus room. Open floor plan with updated flooring and insulation. $75.00 POA gets you access to boat launch, swimming, and parks. 16 x 20 insulated shop with electricity conveys. Home sits on 4 lots. Would make perfect weekend get-away or full time residence. Walking distance to the lake.

34. 2021-06-18
    listed $114,000 347-char remark

    Show marketing remark (347 chars)

    Motivated Sellers! This is a cozy 2 bed, 1 bath home with bonus room. Open floor plan with updated flooring and insulation. $75.00 POA gets you access to boat launch, swimming, and parks. 16 x 20 insulated shop with electricity conveys. Home sits on 4 lots. Would make perfect weekend get-away or full time residence. Walking distance to the lake.

35. 2021-06-17
    listed $115,000 New Listing

    Show marketing remark (347 chars)

    Motivated Sellers! This is a cozy 2 bed, 1 bath home with bonus room. Open floor plan with updated flooring and insulation. $75.00 POA gets you access to boat launch, swimming, and parks. 16 x 20 insulated shop with electricity conveys. Home sits on 4 lots. Would make perfect weekend get-away or full time residence. Walking distance to the lake.

36. 2016-05-19
    historical
37. 2016-01-08
    price $79,899
38. 2015-11-24
    listed $79,900 New Listing
39. 2006-01-31
    soldstatus $58,000
40. 2001-04-30
    soldstatus $42,000

ⓘ 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: $977 · $81/mo
• Projected year-2 tax: $1,113 · $93/mo
• Expected delta: +$136/yr (+$11/mo · 14.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $13,918
• − Mortgage interest: −$9,741
• − Property taxes: −$977
• − Insurance: −$1,536
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$5,059
• Taxable loss: −$5,621
• Est. tax savings @ 24.0%: +$1,349
• After-tax cash flow: $-1,112/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: Lake Hamilton School District
• NCES district ID: 0508610
• Math proficiency: 41% ▼ -15.00%
• Reading proficiency: 43% ▼ -7.00%
• Median HH income: $46,223
• Composite: 35.79/100
• National rank: #4834
• State rank: #54 of 238 in AR

Livability — Piney

• Score: 62/100
• State rank: #218
• US rank: #16742

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,578

Population outlook (Garland County) Hauer SSP2

• Today (2025): 100,343 people
• By 2030: 101,880 · +1.5%
• By 2040: 104,804 · +4.4%
• By 2050: 107,292 · +6.9%
• By 2075: 113,182 · +12.8%
• By 2100: 112,247 · +11.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Garland

• 2024 margin: Solid R (+36.2) · D 30.8% · R 67.0% · Other 2.2%
• 2008→2024 swing: -11.3pp toward R · 2008: -25.0pp · 2024: -36.2pp
• All cycles: 2024: R+36.2 2020: R+34.0 2016: R+34.1 2012: R+29.9 2008: R+25.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 44.79%
• Current HPI: 372.1719
• 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

-97.3% since first listed

23 events — show timeline

• 2026-06-17 Listed for Rent $1,150 Avail
• 2026-05-13 Price Changed $173,900 FSBO.com
• 2026-05-12 Listed $179,000 FSBO.com
• 2024-09-16 Rental Removed $1,075 SHOWMOJO
• 2024-09-05 Price Changed $1,075 SHOWMOJO
• 2024-08-28 Price Changed $1,125 SHOWMOJO
• 2024-08-13 Listed for Rent $1,150 SHOWMOJO
• 2021-08-27 Sold (Public Records) $109,000 Public Records
• 2021-08-26 Sold (MLS) $109,000 CARMLS
• 2021-08-26 Sold (MLS) $109,000 HSBOR
• 2021-07-16 Listing Removed — CARMLS
• 2021-07-15 Price Changed $114,000 CARMLS
• 2021-07-12 Relisted — CARMLS
• 2021-07-09 Listing Removed — CARMLS
• 2021-07-06 Relisted — CARMLS
• 2021-06-24 Listing Removed — CARMLS
• 2021-06-18 Listed $114,000 HSBOR
• 2021-06-17 Listed $115,000 CARMLS
• 2016-05-19 Listing Removed — CARMLS
• 2016-01-08 Price Changed $79,899 CARMLS
• 2015-11-24 Listed $79,900 CARMLS
• 2006-01-31 Sold (Public Records) $58,000 Public Records
• 2001-04-30 Sold (Public Records) $42,000 Public Records

Property tax history

+17.1%/yr

Latest (2025): $977 · +0.8% YoY. Source: county tax records.