1110 W Holt · Lincoln, AR 72744

$110,000

4 bd · 1.0 ba · 1,480 sqft · SingleFamily public records · 49 Days on market

Built 1966 0.54 ac lot $74/sqft · 50% below area ↓ 27% since listing

---

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 +13.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• 1% rule +3.2/10.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

large home on large lot. unfinished 4 bedrooms and 1 bath . lot is . 54 acres with a small shed behind the house . being sold as is . will not pass a va or fha inspection. agent owned. potential to create something great.

Key facts

• 0.54 acre lot
• Built 1966
• Listed 49 days

Property features AI

Finance

• HOA & community: Monthly association fee

Exterior

• Parking: Asphalt parking
• Utilities: Public water available; Septic available (septic tank listed); Sewer available; Electricity available; Propane available
• Home design: Single-story home
• Construction: Vinyl siding; Metal roof; Crawlspace foundation; Built on a 0.54-acre lot
• Exterior features: Porch; Partial fencing; Pole barn; Located outside city limits; Frontage on a county road

Interior

• Kitchen: Electric oven; Electric range
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Electric cooling
• Interior features: No additional interior features listed
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $-1 ($-17/yr) — negative.
• To cash-flow at today's rent, offer at most $110k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $90k (18.2% below list).
• Recommended offer: $90k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 2.3% in Lincoln — 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 60/100 on livability (#273 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, schools F, amenities F.
• Lincoln School District (rural): math 34% / reading 31% proficiency, ranked #139 of 238 in AR (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 102 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,494 units permitted in Washington County in 2024 (1,497 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($761 loan paydown + $11k appreciation (10.0% local appreciation)).
• Washington County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,000 (18.2% 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. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is D 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.05%
• DSCR: 1.00
• GRM: 10.2

CMA / ARV

• ARV (median comp): $221,025
• List price: $110,000
• Delta: -50.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
602 Shady St	0.50mi	3/2.0 (-1)	1,480 (0%)	0mo	$208,000	$141	67
724 Applegate Ln	0.73mi	4/2.0	1,499 (+1%)	5mo	$220,000	$147	55
203 W School St	0.69mi	3/2.0 (-1)	1,408 (-5%)	17mo	$224,000	$159	37
711 Applegate Ln	0.74mi	3/2.0 (-1)	1,344 (-9%)	6mo	$215,000	$160	36
733 Applegate Ln	0.70mi	3/2.0 (-1)	1,259 (-15%)	6mo	$210,000	$167	28

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: 24.2%
• Equity multiple: 2.94×
• Total profit: $59,805
• Equity at exit: $99,097

10-year hold

• IRR: 21.5%
• Equity multiple: 6.72×
• Total profit: $176,153
• Equity at exit: $213,706

Cash invested: $30,800 (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 72744

• Home prices YoY: 13.0%
• Active inventory: 102
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$90 /mo · $1,076/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $-1

Break-even live

Break-even rent $902

Max offer price $109,755

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
381 N Main Ave Unit 383 Lincoln, AR	3.0	2.0	1100	$900	$0.82	43d	1	0.75mi

Listing history 18 events

1. 2026-06-18
   days on market $110,000 Active 49 DOM
2. 2026-06-17
   days on market $110,000 Active 48 DOM
3. 2026-06-16
   days on market $110,000 Active 47 DOM
4. 2026-06-15
   days on market $110,000 Active 46 DOM
5. 2026-06-14
   days on market $110,000 Active 44 DOM
6. 2026-06-13
   days on market $110,000 Active 43 DOM
7. 2026-06-10
   pricedays on market $110,000 Active 41 DOM
8. 2026-06-09
   days on market $125,000 Active 40 DOM
9. 2026-06-08
   days on market $125,000 Active 39 DOM
10. 2026-06-07
    days on market $125,000 Active 38 DOM
11. 2026-06-05
    days on market $125,000 Active 35 DOM
12. 2026-06-03
    days on market $125,000 Active 34 DOM
13. 2026-06-02
    days on market $125,000 Active 33 DOM
14. 2026-06-01
    days on market $125,000 Active 32 DOM
15. 2026-05-31
    days on market $125,000 Active 31 DOM
16. 2026-05-31
    days on market $125,000 Active 30 DOM
17. 2026-05-18
    price $125,000 221-char remark
18. 2026-04-30
    listed $150,000 Active 221-char remark

ⓘ 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: $1,076 · $90/mo
• Projected year-2 tax: $1,076 · $90/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $10,800
• − Mortgage interest: −$6,162
• − Property taxes: −$1,076
• − Insurance: −$550
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$3,200
• Taxable loss: −$1,916
• Est. tax savings @ 24.0%: +$460
• After-tax cash flow: $443/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: Lincoln School District
• NCES district ID: 0508940
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 31% ▼ -9.00%
• Median HH income: $36,258
• Composite: 26.98/100
• National rank: #7070
• State rank: #139 of 238 in AR

Livability — Lincoln

• Score: 60/100
• State rank: #273
• US rank: #19376

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,314

Population outlook (Washington County) Hauer SSP2

• Today (2025): 271,748 people
• By 2030: 296,414 · +9.1%
• By 2040: 346,874 · +27.6%
• By 2050: 398,552 · +46.7%
• By 2075: 523,309 · +92.6%
• By 2100: 615,280 · +126.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 67% Two or more races 23% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 3% Lithuanian 3% Iranian 3%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Asian/Pacific 2%

Political lean MEDSL · Washington

• 2024 margin: Lean R (+6.7) · D 45.1% · R 51.7% · Other 3.2%
• 2008→2024 swing: +6.4pp toward D · 2008: -13.1pp · 2024: -6.7pp
• All cycles: 2024: R+6.7 2020: R+3.9 2016: R+10.4 2012: R+16.3 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 36.10%
• Current HPI: 314.677
• 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

-26.7% since first listed

3 events — show timeline

• 2026-06-09 Price Changed $110,000 NWARMLS
• 2026-05-18 Price Changed $125,000 NWARMLS
• 2026-04-30 Listed $150,000 NWARMLS

Property tax history

+29.1%/yr

Latest (2025): $1,076 · +0.6% YoY. Source: county tax records.