4250 Ar 7 S · Jasper, AR 72641

$165,000

3 bd · 2.0 ba · 2,220 sqft · SingleFamily · 26 Days on market

Built 2001 Good condition 1.00 ac lot $74/sqft · 48% below area Est $318k · 48% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Appreciation +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0

Listing remarks

Nestled on 1 +/- acre, this 2,220 sq. ft. , 3-bedroom, 2-bath home offers an incredible opportunity in the heart of the Ozarks. Being sold as-is, it's ideal as a full-time residence, vacation getaway, or investment property. Relax on the back porch and enjoy the excellent mountain views. Located just . 5 mile from Scenic Point Overlook, 4 miles from Jasper, and only minutes from the Buffalo National River and the Ozark National Forest, you'll have easy access to floating, hiking, fishing, and endless outdoor recreation. The property is also approximately 14 miles from the former Dogpatch USA site, where Johnny Morris has announced plans for future redevelopment.

Key facts

• Outdoor recreation
• Easy access
• Back porch

Tags

• MOUNTAIN VIEWS
• BACK PORCH
• OUTDOOR RECREATION
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $614 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 3.8% in Jasper — 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 (#217 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Jasper School District (rural): math 33% / reading 39% proficiency, ranked #115 of 238 in AR (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jasper Elementary School (math 47% / reading 37%, grade F, #173 of 454 statewide, top 43%, 271 students, 65% FRL); Jasper High School (math 22% / reading 42%, grade F, #119 of 292 statewide, top 43%, 208 students, 61% FRL) — zoned schools at 63% FRL track the district average.
• Market conditions: 92 active listings in the ZIP; lower-income renter base — watch delinquency.
• At $2,221/mo this rent would consume 68% of the median local household income ($39k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-2.9%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Newton County population projected at -36% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.9% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Recommended offer $162,525 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.35% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.96%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (median comp): $317,866
• List price: $165,000
• Delta: -11.91%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
131 Nc 6062	0.13mi	3/2.0	2,361 (+6%)	43mo	$550,000	$233	64
6062 Cr 6062	0.04mi	4/3.0 (+1)	2,100 (-5%)	51mo	$550,000	$262	60
HC 31 Box 75	0.22mi	3/2.0	1,934 (-13%)	45mo	$275,000	$142	48
46 Nc 6085	0.34mi	3/1.0	1,804 (-19%)	9mo	$110,000	$61	48
6731 S 7 Hwy	1.93mi	2/2.5 (-1)	1,976 (-11%)	7mo	$530,000	$268	34
8374 Newton County	1.33mi	4/1.0 (+1)	1,708 (-23%)	9mo	$275,000	$161	23
60 Nc 6077	1.36mi	4/4.0 (+1)	2,340 (+5%)	45mo	$600,000	$256	23
374 Nc 8364	1.69mi	3/2.0	1,860 (-16%)	26mo	$700,000	$376	20
5444 Ar-7	0.77mi	3/2.0	1,657 (-25%)	52mo	$149,000	$90	20
HCR 31 Box 69	1.21mi	1/1.0 (-2)	1,558 (-30%)	9mo	$105,000	$67	18
246 Nc 8364	1.69mi	1/1.0 (-2)	2,426 (+9%)	26mo	$580,000	$239	16
1665 Nc 6071	1.79mi	3/3.5	1,903 (-14%)	36mo	$520,000	$273	15

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

Projected returns pro-forma

-2.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.2%
• Equity multiple: 1.28×
• Total profit: $13,027
• Equity at exit: $25,244

10-year hold

• IRR: 16.4%
• Equity multiple: 2.35×
• Total profit: $62,376
• Equity at exit: $15,372

Cash invested: $46,200 (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 72641

• Home prices YoY: -1.5%
• Active inventory: 92
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,221 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $614

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 67%

Sensitivity live

Price	-10% $728	-5% $671	+0% $614	+5% $557	+10% $500
Rent	-10% $439	-5% $527	+0% $614	+5% $702	+10% $790
Rate	-1.0pp $697	-0.5pp $656	base $614	+0.5pp $572	+1.0pp $528

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: $41,250
• Closing costs: $4,950
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-08-08
   days on market $165,000 Active 26 DOM
2. 2026-08-07
   days on market $165,000 Active 25 DOM
3. 2026-08-06
   days on market $165,000 Active 24 DOM
4. 2026-08-05
   days on market $165,000 Active 23 DOM
5. 2026-08-04
   days on market $165,000 Active 22 DOM
6. 2026-08-03
   days on market $165,000 Active 21 DOM
7. 2026-07-31
   days on market $165,000 Active 18 DOM
8. 2026-07-30
   days on market $165,000 Active 17 DOM
9. 2026-07-29
   days on market $165,000 Active 16 DOM
10. 2026-07-27
    days on market $165,000 Active 14 DOM
11. 2026-07-25
    days on market $165,000 Active 12 DOM
12. 2026-07-24
    days on market $165,000 Active 11 DOM
13. 2026-07-23
    days on market $165,000 Active 10 DOM
14. 2026-07-22
    days on market $165,000 Active 9 DOM
15. 2026-07-21
    days on market $165,000 Active 8 DOM
16. 2026-07-18
    days on market $165,000 Active 5 DOM
17. 2026-07-16
    days on market $165,000 Active 3 DOM
18. 2026-07-15
    days on market $165,000 Active 2 DOM
19. 2026-07-13
    pricestatusdays on marketlisting id $165,000 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 3 d/yr ≥103°F today · 7 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $26,652
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$2,132
• − Management: −$2,132
• − Depreciation: −$4,800
• Taxable income: $5,045
• Est. tax owed @ 24.0%: −$1,211
• After-tax cash flow: $6,161/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.

Condition & rehab AI · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $11,100–$33,300 screening

This 2,220 sq. ft. single-family home in the Ozarks offers a good condition with a good roof, exterior, and interior. It's an ideal opportunity for a full-time residence, vacation getaway, or investment property with excellent mountain views and easy access to outdoor recreation.

Components & finishes AI

Roof metal · good

Deferred maintenance Est. $2,500–$10,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Plumbing (plumbing) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear

Value-add opportunities

• Both Paint exterior — Painting the exterior can enhance curb appeal and increase both resale and rental value. ↑
• Both Landscaping — A well-maintained lawn and landscaping can improve curb appeal and attract potential buyers or renters. ↑
• Both Interior updates — Updating the interior with fresh paint, new flooring, and modern fixtures can significantly increase the home's value and appeal to a broader audience. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Jasper Elementary School F AR #173/454 Nat'l #17,861/41,679 High Jasper High School F AR #119/292 Nat'l #10,416/17,239

Schools (NCES district)

• District: Jasper School District
• NCES district ID: 0508240
• Math proficiency: 33% ▼ -5.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $33,615
• Composite: 29.59/100
• National rank: #6480
• State rank: #115 of 238 in AR

C Composite livability gradescore 62/100

Livability — Jasper

• Score: 62/100
• State rank: #217
• US rank: #16736

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Newton · 7,052 people
• Population (ZIP): 2,063
• Household income: $39,344
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 4% of renters

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Population outlook (Newton County) Hauer SSP2

• Today (2025): 7,052 people
• By 2030: 6,509 · -7.7%
• By 2040: 5,424 · -23.1%
• By 2050: 4,502 · -36.2%
• By 2075: 3,018 · -57.2%
• By 2100: 1,985 · -71.9%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 2%
• Languages at home: 98% English-only · Other Indo-European 1%

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Political lean MEDSL · Newton

• 2024 margin: Solid R (+64.2) · D 17.1% · R 81.2% · Other 1.7%
• 2008→2024 swing: -28.7pp toward R · 2008: -35.5pp · 2024: -64.2pp
• All cycles: 2024: R+64.2 2020: R+62.1 2016: R+58.3 2012: R+41.4 2008: R+35.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.91%
• Current HPI: 195.4325
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.80%
• F500 in state: 10

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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