9 Pear Tree Ln · Highland, AR 72542

$189,000

3 bd · 2.0 ba · 1,500 sqft · SingleFamily · 14 Days on market

Built 2016 Good condition 2.00 ac lot Est $240k · 21% under

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Why this score? — see what drove the C 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
• Cash flow +13.4/30.0
• Appreciation +10.0/10.0
• DSCR +4.1/10.0
• Condition / age +4.0/5.0
• 1% rule +3.8/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks

Recently renovated barndominium offering approx. 1,500 sq ft on a peaceful ±2-acre setting. This 3-bedroom, 2-bath home features an open-concept kitchen and living room that creates a bright, functional central space for everyday living and entertaining. Central HVAC provides year-round comfort, and the home’s updated layout makes it efficient, low-maintenance, and move-in ready. Enjoy the outdoors from the covered back patio—perfect for morning coffee, evening unwinding, or hosting friends while taking in the quiet country setting. A solid fit for a primary residence, weekend getaway, or investment property with room to breathe and space to enjoy. * * Additional Opportu

Key facts

• Central hvac
• Open-concept kitchen
• Covered back patio

Tags

• RECENTLY RENOVATED
• OPEN-CONCEPT KITCHEN
• COVERED BACK PATIO
• CENTRAL HVAC
• UPDATED LAYOUT
• PEACEFUL SETTING

Property features AI

Finance

• Other: Approximately 2 acres lot; Approximate building size 1,500 (from tax records)
• Financial info: Financing options include VA, FHA, conventional, cash, and USDA/Rural Development

Exterior

• Utilities: Public sewer; Public water; Electric via co-op; Propane/butane gas; Cable internet available
• Home design: Metal/vinyl siding
• Construction: Metal roof; Slab foundation
• Exterior features: Patio; Level, cleared lot

Interior

• Kitchen: Microwave; Electric range; Dishwasher; Refrigerator stays
• Flooring: Luxury vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Central electric heating; Central electric cooling
• Interior features: Washer connection; Dryer connection (electric); Gas water heater; Ceiling fans; Walk-in shower
• Laundry & utility: Laundry room; Washer and dryer connections

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $5 ($60/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (12.2% below list).
• Recommended offer: $166k (12.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#169 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, employment D-.
• Highland School District (town): math 43% / reading 39% proficiency, ranked #66 of 238 in AR (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cherokee Elementary School (math 58% / reading 40%, grade D, #108 of 454 statewide, top 24%, 594 students, 100% FRL); Highland High School (math 31% / reading 44%, grade F, #62 of 292 statewide, top 21%, 526 students, 100% FRL) — zoned schools average 100% FRL vs 56% district-wide (44 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 131 active listings in the ZIP; 4 units permitted in Sharp County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Sharp County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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: moderate 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 $165,964 (12.2% 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 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?
3. 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.
4. 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.
5. 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: 0.88% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.11%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $240,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36 Alma Ln Ln	0.63mi	3/2.0	1,566 (+4%)	7mo	$180,000	$115	58
108 Dusty Trl	0.63mi	3/2.0	1,280 (-15%)	9mo	$204,900	$160	39
104 Dusty Trl	0.65mi	3/2.0	1,280 (-15%)	14mo	$225,000	$176	34

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.4%
• Equity multiple: 2.95×
• Total profit: $103,277
• Equity at exit: $170,266

10-year hold

• IRR: 21.6%
• Equity multiple: 6.74×
• Total profit: $303,933
• Equity at exit: $367,185

Cash invested: $52,920 (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 72542

• Home prices YoY: 26.5%
• Active inventory: 131
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,660 medium
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $5

Break-even live

Break-even rent $1,653

Max offer price $189,000

Occupancy floor 95%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $189,000 Active 14 DOM
2. 2026-06-18
   days on market $189,000 Active 13 DOM
3. 2026-06-17
   days on market $189,000 Active 12 DOM
4. 2026-06-16
   days on market $189,000 Active 11 DOM
5. 2026-06-15
   days on market $189,000 Active 10 DOM
6. 2026-06-14
   days on market $189,000 Active 8 DOM
7. 2026-06-12
   statusdays on market $189,000 Active 7 DOM
8. 2026-06-09
   days on market $189,000 New Listing 4 DOM
9. 2026-06-08
   days on market $189,000 New Listing 3 DOM
10. 2026-06-07
    days on market $189,000 New Listing 2 DOM
11. 2026-06-07
    remarks 680-char remark
12. 2026-06-07
    listed $189,000 New Listing 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $19,916
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$945
• − Repairs & maintenance: −$1,593
• − Management: −$1,593
• − Depreciation: −$5,498
• Taxable loss: −$3,136
• Est. tax savings @ 24.0%: +$753
• After-tax cash flow: $812/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 · 13 photos

Good 80/100 Cosmetic rehab

This recently renovated barndominium is in good condition with a good condition score of 80. It is move-in ready and offers a peaceful setting with a 2-acre lot. The home has an open-concept kitchen and living room, updated appliances, and central HVAC. The property has a good curb appeal and could benefit from some landscaping and exterior painting to further enhance its value.

Value-add opportunities

• Both landscaping and curb appeal — enhances curb appeal and could attract more buyers
• Both painting exterior — fresh paint can improve curb appeal and home value
• Resale upgrading kitchen appliances — newer appliances can attract more buyers
• Resale upgrading bathroom fixtures — updated fixtures can enhance the home's appeal

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping and curb appeal — enhances curb appeal and could attract more buyers ↑
• Both painting exterior — fresh paint can improve curb appeal and home value ↑
• Resale upgrading kitchen appliances — newer appliances can attract more buyers ↑
• Resale upgrading bathroom fixtures — updated fixtures can enhance the home's appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Highland School District
• NCES district ID: 0507770
• Math proficiency: 43% ▼ -7.00%
• Reading proficiency: 39% ▼ -9.00%
• Median HH income: $32,066
• Composite: 33.63/100
• National rank: #5400
• State rank: #66 of 238 in AR

Livability — Highland

• Score: 64/100
• State rank: #169
• US rank: #14238

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,829

Population outlook (Sharp County) Hauer SSP2

• Today (2025): 16,170 people
• By 2030: 15,711 · -2.8%
• By 2040: 14,974 · -7.4%
• By 2050: 14,420 · -10.8%
• By 2075: 13,235 · -18.2%
• By 2100: 11,492 · -28.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Asian 1%
• Common ancestry: Lithuanian 9% Slovak 3% Italian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Sharp

• 2024 margin: Solid R (+62.7) · D 17.7% · R 80.4% · Other 1.9%
• 2008→2024 swing: -33.7pp toward R · 2008: -28.9pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+60.0 2016: R+54.7 2012: R+38.8 2008: R+28.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 40.05%
• Current HPI: 191.38
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-06 Listed $189,000 NEABOR MLS
• 2026-06-05 Listed $189,000 CARMLS