71 Hwy 92 W · Higden, AR 72067

$225,000

3 bd · 2.0 ba · 2,058 sqft · SingleFamily public records · 37 Days on market

Built 1978 1.00 ac lot $109/sqft · 26% below area Est $303k · 26% 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 +8.8/10.0
• Cash flow +6.2/30.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.5/10.0
• 1% rule +0.1/10.0

Listing remarks

Discover your perfect retreat in this charming 2,058 square foot home, ideally situated near Sugarloaf Park ? & Narrows Park on the serene shores of Greers Ferry Lake. Just 10 minutes from shopping and dining, this property offers the perfect blend of convenience and tranquility, ?close to the Van Buren County line. ? Step inside to find a spacious layout that invites creativity ? & personalization. The interior boasts generous storage options throughout, making it easy to keep your living areas organized ? & clutter-free. The mature landscaping surrounding the home provides an established ? & picturesque setting, perfect for outdoor gatherings or quiet evenings on the p

Key facts

• Near sugarloaf park
• Near narrows park
• Mature landscaping

Tags

• NEAR SUGARLOAF PARK
• NEAR NARROWS PARK
• GENEROUS STORAGE OPTIONS
• MATURE LANDSCAPING
• OUTDOOR GATHERINGS

Property features AI

Finance

• Financial info: Financing options include VA, FHA, Conventional, Rural Development, or Cash
• HOA & community: No-fee area amenities

Exterior

• Parking: Carport
• Utilities: Septic system; Public water; Electric provided by cooperative
• Home design: Rock and frame exterior
• Construction: 3-tab shingle roof; Slab/crawlspace combination foundation
• Exterior features: Front porch; Level, corner lot in a rural, wooded subdivision near river/lake area; Located on Greers Ferry Lake

Interior

• Kitchen: Built-in stove; Dishwasher
• Flooring: Vinyl flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Ceiling fans; Granite slab kitchen countertops; Wood-burning site-built fireplace; Sheetrock and paneling walls/ceilings
• Laundry & utility: Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-408 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (32.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (48.5% below list).
• Recommended offer: $116k (48.5% below list) — sets the bar for 1% rule.
• Cap rate 4.1% vs local median 1.9% in Higden — 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 61/100 on livability (#236 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A, housing B+, crime B; Watch: employment D, amenities F, commute F.
• West Side School District (rural): math 29% / reading 41% proficiency, ranked #118 of 238 in AR (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Side Elementary School (math 27% / reading 42%, grade F, #254 of 454 statewide, top 59%, 288 students, 100% FRL); West Side High School (math 27% / reading 42%, grade F, #92 of 292 statewide, top 37%, 218 students, 100% FRL) — zoned schools average 100% FRL vs 47% district-wide (53 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 165 active listings in the ZIP; 13 units permitted in Cleburne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($2k loan paydown + $17k appreciation (7.6% local appreciation)).
• Cleburne County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $56k; list at $225k implies a 305% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,861 (48.5% 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 37 days. Have you received any prior offers? Is the seller open to a 49% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.51% ✗
• Cap rate: 4.12%
• Cash-on-cash: -7.77%
• DSCR: 0.65
• GRM: 16.2

CMA / ARV

• ARV (median comp): $302,685
• List price: $225,000
• Delta: -25.67%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Jimmerson Rd	0.75mi	3/2.0	1,750 (-15%)	22mo	$400,000	$229	22

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

Projected returns pro-forma

7.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.1%
• Equity multiple: 1.96×
• Total profit: $60,735
• Equity at exit: $164,704

10-year hold

• IRR: 13.4%
• Equity multiple: 4.10×
• Total profit: $195,193
• Equity at exit: $321,163

Cash invested: $63,000 (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 72067

• Home prices YoY: 3.2%
• Active inventory: 165
• Price-to-rent: 16.2×

Monthly cashflow live

• Estimated rent: $1,159 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$49 /mo · $592/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $-408

Break-even live

Break-even rent $1,675

Max offer price $152,978

Occupancy floor —

Sensitivity live

Price	-10% $-280	-5% $-344	+0% $-408	+5% $-471	+10% $-535
Rent	-10% $-499	-5% $-453	+0% $-408	+5% $-362	+10% $-316
Rate	-1.0pp $-294	-0.5pp $-350	base $-408	+0.5pp $-466	+1.0pp $-525

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $225,000 Active 37 DOM
2. 2026-06-19
   days on market $225,000 Active 35 DOM
3. 2026-06-18
   days on market $225,000 Active 34 DOM
4. 2026-06-17
   days on market $225,000 Active 33 DOM
5. 2026-06-16
   days on market $225,000 Active 32 DOM
6. 2026-06-15
   days on market $225,000 Active 31 DOM
7. 2026-06-14
   days on market $225,000 Active 29 DOM
8. 2026-06-12
   days on market $225,000 Active 28 DOM
9. 2026-06-09
   days on market $225,000 Active 25 DOM
10. 2026-06-08
    days on market $225,000 Active 24 DOM
11. 2026-06-07
    days on market $225,000 Active 23 DOM
12. 2026-06-07
    days on market $225,000 Active 22 DOM
13. 2026-06-04
    days on market $225,000 Active 19 DOM
14. 2026-06-02
    days on market $225,000 Active 18 DOM
15. 2026-06-01
    days on market $225,000 Active 17 DOM
16. 2026-05-31
    days on market $225,000 Active 16 DOM
17. 2026-05-31
    days on market $225,000 Active 15 DOM
18. 2026-05-15
    listed $225,000 New Listing 1098-char remark
19. 1994-01-24
    soldstatus $55,500

ⓘ 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: $592 · $49/mo
• Projected year-2 tax: $1,440 · $120/mo
• Expected delta: +$848/yr (+$71/mo · 143.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,903
• − Mortgage interest: −$12,603
• − Property taxes: −$592
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$6,545
• Taxable loss: −$9,187
• Est. tax savings @ 24.0%: +$2,205
• After-tax cash flow: $-2,688/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: West Side School District
• NCES district ID: 0514040
• Math proficiency: 29% ▼ -6.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $39,658
• Composite: 29.31/100
• National rank: #6551
• State rank: #118 of 238 in AR

Livability — Higden

• Score: 61/100
• State rank: #236
• US rank: #17715

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,881

Population outlook (Cleburne County) Hauer SSP2

• Today (2025): 24,198 people
• By 2030: 23,324 · -3.6%
• By 2040: 21,566 · -10.9%
• By 2050: 19,916 · -17.7%
• By 2075: 16,744 · -30.8%
• By 2100: 13,303 · -45.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Serbian 3% Iranian 1%
• Foreign-born: 0%

Political lean MEDSL · Cleburne

• 2024 margin: Solid R (+67.9) · D 15.2% · R 83.2% · Other 1.6%
• 2008→2024 swing: -23.7pp toward R · 2008: -44.2pp · 2024: -67.9pp
• All cycles: 2024: R+67.9 2020: R+65.8 2016: R+61.4 2012: R+52.2 2008: R+44.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.59%
• Current HPI: 245.97
• 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

+305.4% since first listed

2 events — show timeline

• 2026-05-15 Listed $225,000 CARMLS
• 1994-01-24 Sold (Public Records) $55,500 Public Records

Property tax history

+15.5%/yr

Latest (2025): $592 · +0.0% YoY. Source: county tax records.