207 E Hwy 160 · Portland, AR 71663

$90,000

3 bd · 1.0 ba · 1,596 sqft · SingleFamily public records · 13 Days on market

Built 1978 0.30 ac lot Est $105k · 15% under

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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 +27.6/30.0
• ARV discount +14.1/15.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Beautiful home in Portland, AR, large living/dining area open to the kitchen with an island. Also has a bonus room off kitchen that leads to a screened in porch. Features 3 bedrooms and hall bath with a wonderful walk-in shower. Home features insulated windows, metal roof, 7 yrs, central h/a, 4 yrs old, tile floors, luxury vinyl, single carport, screened in porch, storage lein-2 and storage building. Extra gas heater in case electricity goes out, also a gas stove and dishwasher.

Key facts

• Screened in porch
• Metal roof
• Bonus room

Tags

• LARGE LIVING DINING AREA
• BONUS ROOM
• SCREENED IN PORCH
• INSULATED WINDOWS
• METAL ROOF
• CENTRAL H A

Property features AI

Exterior

• Parking: Carport for 1 car
• Utilities: Public sewer; Public water; Electric (Co-op); Natural gas
• Home design: Brick and frame combination exterior
• Construction: Slab foundation; Metal roof
• Exterior features: Level lot; Paved road access; Inside city limits

Interior

• Kitchen: Free-standing stove; Dishwasher
• Flooring: Tile; Luxury vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central cooling (electric)
• Interior features: Tile and luxury vinyl flooring; Den / family room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

Location & tenants

• Location reads 63/100 on livability (#198 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: employment D, crime F, amenities F.
• Hamburg School District (town): math 24% / reading 26% proficiency, ranked #187 of 238 in AR (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 2 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.0% local appreciation)).
• Ashley County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $45k; list at $90k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 56% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.25% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.75%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $105,336
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 E 3rd Ave	0.15mi	2/2.0 (-1)	1,605 (+1%)	20mo	$106,500	$66	66

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

Projected returns pro-forma

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

5-year hold

• IRR: 16.5%
• Equity multiple: 1.94×
• Total profit: $23,716
• Equity at exit: $40,468

10-year hold

• IRR: 18.1%
• Equity multiple: 3.64×
• Total profit: $66,558
• Equity at exit: $62,366

Cash invested: $25,200 (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 71663

• Active inventory: 2
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,126 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $201

Break-even live

Break-even rent $871

Max offer price $90,000

Occupancy floor 77%

Sensitivity live

Price	-10% $263	-5% $232	+0% $201	+5% $170	+10% $139
Rent	-10% $112	-5% $157	+0% $201	+5% $246	+10% $290
Rate	-1.0pp $247	-0.5pp $224	base $201	+0.5pp $178	+1.0pp $154

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-02
   days on market $90,000 Active 13 DOM
2. 2026-06-01
   days on market $90,000 Active 12 DOM
3. 2026-05-31
   days on market $90,000 Active 11 DOM
4. 2026-05-31
   days on market $90,000 Active 10 DOM
5. 2026-05-16
   listed $90,000 New Listing
6. 2018-11-28
   soldstatus $45,000
7. 2010-07-19
   soldstatus $45,000
8. 2008-04-14
   soldstatus $48,000
9. 2008-02-28
   soldstatus $25,000
10. 1998-02-17
    soldstatus $38,000
11. 1994-06-01
    soldstatus $40,000

ⓘ 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 8/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $13,514
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$1,248
• − Repairs & maintenance: −$1,081
• − Management: −$1,081
• − Depreciation: −$2,618
• Taxable income: $1,094
• Est. tax owed @ 24.0%: −$263
• After-tax cash flow: $2,152/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: Hamburg School District
• NCES district ID: 0500042
• Math proficiency: 24% ▼ -20.00%
• Reading proficiency: 26% ▼ -11.00%
• Median HH income: $35,669
• Composite: 20.69/100
• National rank: #8527
• State rank: #187 of 238 in AR

Livability — Portland

• Score: 63/100
• State rank: #198
• US rank: #15613

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Portland, AR
• Population (ZIP): 507

Population outlook (Ashley County) Hauer SSP2

• Today (2025): 18,757 people
• By 2030: 17,541 · -6.5%
• By 2040: 15,243 · -18.7%
• By 2050: 13,136 · -30.0%
• By 2075: 8,901 · -52.5%
• By 2100: 5,626 · -70.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 50% Black 31% Hispanic / Latino 16% Two or more races 6% Native American 3%
• Hispanic origin (detail): Mexican 12%
• Foreign-born: 3% · Canada
• Languages at home: 83% English-only · Spanish 17%

Political lean MEDSL · Ashley

• 2024 margin: Solid R (+48.0) · D 25.2% · R 73.2% · Other 1.6%
• 2008→2024 swing: -19.9pp toward R · 2008: -28.1pp · 2024: -48.0pp
• All cycles: 2024: R+48.0 2020: R+43.2 2016: R+36.5 2012: R+25.4 2008: R+28.1

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

+125.0% since first listed

7 events — show timeline

• 2026-05-16 Listed $90,000 CARMLS
• 2018-11-28 Sold (Public Records) $45,000 Public Records
• 2010-07-19 Sold (Public Records) $45,000 Public Records
• 2008-04-14 Sold (Public Records) $48,000 Public Records
• 2008-02-28 Sold (Public Records) $25,000 Public Records
• 1998-02-17 Sold (Public Records) $38,000 Public Records
• 1994-06-01 Sold (Public Records) $40,000 Public Records

Property tax history

+135.5%/yr

Latest (2022): $8 · +0.0% YoY. Source: county tax records.