21480 Highway 59 · Evansville, AR 72948

$115,000

2 bd · 1.0 ba · 896 sqft · SingleFamily public records

Built 1972 5.55 ac lot

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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).

• Cash flow +12.4/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +3.7/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

This cozy 2 bedroom, 1 bathroom home sits on just over 5 acres with incredible views. You won't want to miss the chance to enjoy decks on both the front and back of this updated home. New HVAC Unit and Roof in 2019. New water heater and electric in 2020. 20 x 40 Barn and 12x20 Workshop. Whether you're looking for a permanent residence or a getaway spot this move in ready home is perfect!

Key facts

• 5.55 acre lot
• Built 1972

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $-20 ($-236/yr) — negative.
• To cash-flow at today's rent, offer at most $112k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (26.0% below list).
• Recommended offer: $85k (26.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Cedarville School District (rural): math 32% / reading 32% proficiency, ranked #138 of 238 in AR (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 12 active listings in the ZIP; 47 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($795 loan paydown + $3k appreciation (3.0% local appreciation)).
• Crawford County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire 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 $85,085 (26.0% 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. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.74% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.73%
• DSCR: 0.97
• GRM: 11.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 6.8%
• Equity multiple: 1.39×
• Total profit: $12,549
• Equity at exit: $51,709

10-year hold

• IRR: 9.6%
• Equity multiple: 2.44×
• Total profit: $46,380
• Equity at exit: $79,690

Cash invested: $32,200 (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 72948

• Active inventory: 12
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $851 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$41 /mo · $490/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $-20

Break-even live

Break-even rent $876

Max offer price $111,523

Occupancy floor 97%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2023-08-29
   status Pending
2. 2023-08-08
   historical
3. 2021-04-21
   soldstatus $120,000
4. 2021-04-20
   soldstatus $120,000 391-char remark

   Show marketing remark (391 chars)

   This cozy 2 bedroom, 1 bathroom home sits on just over 5 acres with incredible views. You won't want to miss the chance to enjoy decks on both the front and back of this updated home. New HVAC Unit and Roof in 2019. New water heater and electric in 2020. 20 x 40 Barn and 12x20 Workshop. Whether you're looking for a permanent residence or a getaway spot this move in ready home is perfect!

5. 2021-03-14
   historical
6. 2021-03-11
   listed $115,000

   Show marketing remark (391 chars)

   This cozy 2 bedroom, 1 bathroom home sits on just over 5 acres with incredible views. You won't want to miss the chance to enjoy decks on both the front and back of this updated home. New HVAC Unit and Roof in 2019. New water heater and electric in 2020. 20 x 40 Barn and 12x20 Workshop. Whether you're looking for a permanent residence or a getaway spot this move in ready home is perfect!

7. 2021-03-11
   listed $115,000 391-char remark

   Show marketing remark (391 chars)

   This cozy 2 bedroom, 1 bathroom home sits on just over 5 acres with incredible views. You won't want to miss the chance to enjoy decks on both the front and back of this updated home. New HVAC Unit and Roof in 2019. New water heater and electric in 2020. 20 x 40 Barn and 12x20 Workshop. Whether you're looking for a permanent residence or a getaway spot this move in ready home is perfect!

8. 2018-08-30
   soldstatus $38,000 421-char remark

   Show marketing remark (421 chars)

   Secluded and rural setting with gorgeous views! This property sits on over 5 acres with lots of potential! Cleared land with surrounding woods creates the perfect setting. Home on property has 2 bedroom and 1 bathroom with 1100 sq ft. Lots of potential in this home. Large deck for enjoying the views. Wood deck set up for mobile home spot. Excellent property for enjoying the beautiful NWA scenery and a perfect retreat.

9. 2018-05-23
   listed $40,000 421-char remark

   Show marketing remark (421 chars)

   Secluded and rural setting with gorgeous views! This property sits on over 5 acres with lots of potential! Cleared land with surrounding woods creates the perfect setting. Home on property has 2 bedroom and 1 bathroom with 1100 sq ft. Lots of potential in this home. Large deck for enjoying the views. Wood deck set up for mobile home spot. Excellent property for enjoying the beautiful NWA scenery and a perfect retreat.

10. 1998-03-20
    soldstatus $30,000
11. 1991-08-09
    soldstatus $30,000
12. 1989-11-17
    soldstatus $29,000

ⓘ 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: $490 · $41/mo
• Projected year-2 tax: $736 · $61/mo
• Expected delta: +$246/yr (+$20/mo · 50.1%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,210
• − Mortgage interest: −$6,442
• − Property taxes: −$490
• − Insurance: −$575
• − Repairs & maintenance: −$817
• − Management: −$817
• − Depreciation: −$3,345
• Taxable loss: −$2,276
• Est. tax savings @ 24.0%: +$546
• After-tax cash flow: $310/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: Cedarville School District
• NCES district ID: 0504080
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 32% ▼ -11.00%
• Median HH income: $42,106
• Composite: 27.11/100
• National rank: #7038
• State rank: #138 of 238 in AR

Livability — Evansville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 372

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 62,108 people
• By 2030: 61,519 · -0.9%
• By 2040: 59,735 · -3.8%
• By 2050: 57,521 · -7.4%
• By 2075: 53,143 · -14.4%
• By 2100: 49,596 · -20.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99% Two or more races 1%
• Common ancestry: Czech 26% Serbian 6% Slovak 5%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+58.2) · D 19.9% · R 78.1% · Other 2.0%
• 2008→2024 swing: -12.1pp toward R · 2008: -46.0pp · 2024: -58.2pp
• All cycles: 2024: R+58.2 2020: R+56.7 2016: R+55.0 2012: R+49.9 2008: R+46.0

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

+313.8% since first listed

12 events — show timeline

• 2023-08-29 Pending — WRVBOR
• 2023-08-08 Delisted — WRVBOR
• 2021-04-21 Sold (Public Records) $120,000 Public Records
• 2021-04-20 Sold (MLS) $120,000 NWARMLS
• 2021-03-14 Delisted — WRVBOR
• 2021-03-11 Listed $115,000 NWARMLS
• 2021-03-11 Listed $115,000 WRVBOR
• 2018-08-30 Sold (MLS) $38,000 NWARMLS
• 2018-05-23 Listed $40,000 NWARMLS
• 1998-03-20 Sold (Public Records) $30,000 Public Records
• 1991-08-09 Sold (Public Records) $30,000 Public Records
• 1989-11-17 Sold (Public Records) $29,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $490 · +8.0% YoY. Source: county tax records.