125 N Mercer St · Mineral Springs, AR 71851

$115,000

3 bd · 1.5 ba · 2,184 sqft · SingleFamily public records · 69 Days on market

Built 1920 0.65 ac lot $53/sqft · 41% below area Est $194k · 41% under

---

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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +5.8/10.0
• Appreciation +5.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Older home in the heart of Mineral Springs, offers over 2,100 sq ft of living space, 3 bedrooms and 2 full baths. Living room, den, office/bonus room, kitchen with lots of cabinet space and laundry room. Hardwood floors through out, 12' ceilings, covered porch and covered parking pad. Chain linked fenced yard, storage shed, newer roof, city water, city sewer, gas hot water heater and a 5 ton CH/CA unit. Home needs a little "TLC" but would make a great investment or starter home. Contact our office for more details or to schedule a viewing.

Key facts

• Covered porch
• Covered parking pad
• Newer roof

Tags

• COVERED PORCH
• COVERED PARKING PAD
• CHAIN LINKED FENCED YARD
• STORAGE SHED
• NEWER ROOF
• CITY WATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#185 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime A-; Watch: amenities F, commute F, employment F.
• Mineral Springs School District (rural): math 15% / reading 15% proficiency, ranked #222 of 238 in AR (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mineral Springs Elem. School (math 27% / reading 17%, grade F, #365 of 454 statewide, top 82%, 204 students, 100% FRL); Mineral Springs High School (math 2% / reading 17%, grade F, #276 of 292 statewide, top 96%, 171 students, 100% FRL) — zoned schools average 100% FRL vs 78% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 9 active listings in the ZIP; 1 units permitted in Howard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($795 loan paydown + $1k appreciation (1.1% local appreciation)).
• Howard County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $115k implies a 156% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.08% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.58%
• DSCR: 1.52
• GRM: 7.7

CMA / ARV

• ARV (median comp): $194,476
• List price: $115,000
• Delta: -40.87%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 W Lee St	0.37mi	3/2.0	2,494 (+14%)	1mo	$188,700	$76	56

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

Projected returns pro-forma

1.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.7%
• Equity multiple: 1.70×
• Total profit: $22,548
• Equity at exit: $39,971

10-year hold

• IRR: 17.1%
• Equity multiple: 3.09×
• Total profit: $67,306
• Equity at exit: $53,673

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 71851

• Home prices YoY: 1.1%
• Active inventory: 9
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,245 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$22 /mo · $267/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $311

Break-even live

Break-even rent $852

Max offer price $115,000

Occupancy floor 70%

Sensitivity live

Price	-10% $376	-5% $343	+0% $311	+5% $278	+10% $246
Rent	-10% $212	-5% $261	+0% $311	+5% $360	+10% $409
Rate	-1.0pp $369	-0.5pp $340	base $311	+0.5pp $281	+1.0pp $251

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 20 events

1. 2026-06-21
   days on market $115,000 Active 69 DOM
2. 2026-06-19
   days on market $115,000 Active 67 DOM
3. 2026-06-18
   days on market $115,000 Active 66 DOM
4. 2026-06-17
   days on market $115,000 Active 65 DOM
5. 2026-06-16
   days on market $115,000 Active 64 DOM
6. 2026-06-15
   days on market $115,000 Active 63 DOM
7. 2026-06-14
   days on market $115,000 Active 61 DOM
8. 2026-06-12
   days on market $115,000 Active 60 DOM
9. 2026-06-09
   days on market $115,000 Active 57 DOM
10. 2026-06-08
    days on market $115,000 Active 56 DOM
11. 2026-06-07
    days on market $115,000 Active 55 DOM
12. 2026-06-07
    days on market $115,000 Active 54 DOM
13. 2026-06-04
    days on market $115,000 Active 51 DOM
14. 2026-06-02
    days on market $115,000 Active 50 DOM
15. 2026-06-01
    days on market $115,000 Active 49 DOM
16. 2026-05-31
    days on market $115,000 Active 48 DOM
17. 2026-05-31
    days on market $115,000 Active 47 DOM
18. 2026-04-13
    listed $115,000 New Listing 555-char remark

    Show marketing remark (555 chars)

    Older home in the heart of Mineral Springs, offers over 2,100 sq ft of living space, 3 bedrooms and 2 full baths. Living room, den, office/bonus room, kitchen with lots of cabinet space and laundry room. Hardwood floors through out, 12' ceilings, covered porch and covered parking pad. Chain linked fenced yard, storage shed, newer roof, city water, city sewer, gas hot water heater and a 5 ton CH/CA unit. Home needs a little "TLC" but would make a great investment or starter home. Contact our office for more details or to schedule a viewing.

19. 2015-10-07
    soldstatus $45,000
20. 1992-12-18
    soldstatus $30,000

ⓘ 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: $267 · $22/mo
• Projected year-2 tax: $736 · $61/mo
• Expected delta: +$469/yr (+$39/mo · 175.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $14,944
• − Mortgage interest: −$6,442
• − Property taxes: −$267
• − Insurance: −$575
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$3,345
• Taxable income: $1,924
• Est. tax owed @ 24.0%: −$462
• After-tax cash flow: $3,266/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: Mineral Springs School District
• NCES district ID: 0509780
• Math proficiency: 15% ▼ -12.00%
• Reading proficiency: 15% ▼ -7.00%
• Median HH income: $35,351
• Composite: 12.37/100
• National rank: #9635
• State rank: #222 of 238 in AR

Livability — Mineral Springs

• Score: 64/100
• State rank: #185
• US rank: #14819

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mineral Springs, AR
• Population (ZIP): 1,822

Population outlook (Howard County) Hauer SSP2

• Today (2025): 12,642 people
• By 2030: 12,218 · -3.4%
• By 2040: 11,470 · -9.3%
• By 2050: 10,874 · -14.0%
• By 2075: 10,517 · -16.8%
• By 2100: 10,929 · -13.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Black 46% White 37% Hispanic / Latino 14% Two or more races 13%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Iranian 1% Serbian 1% French 1%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 84% English-only · Spanish 12% German/W. Germanic 4%

Political lean MEDSL · Howard

• 2024 margin: Solid R (+46.7) · D 25.9% · R 72.6% · Other 1.5%
• 2008→2024 swing: -21.7pp toward R · 2008: -25.0pp · 2024: -46.7pp
• All cycles: 2024: R+46.7 2020: R+41.9 2016: R+39.0 2012: R+31.7 2008: R+25.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.12%
• Current HPI: 102.3152
• 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

+283.3% since first listed

3 events — show timeline

• 2026-04-13 Listed $115,000 CARMLS
• 2015-10-07 Sold (Public Records) $45,000 Public Records
• 1992-12-18 Sold (Public Records) $30,000 Public Records

Property tax history

-7.5%/yr

Latest (2023): $267 · -7.7% YoY. Source: county tax records.