233 Piney Rd · Marshall, AR 72650

$160,000

3 bd · 1.5 ba · 1,550 sqft · SingleFamily public records · 235 Days on market

Built 1975 1.00 ac lot $103/sqft · at area comps Est $189k · 15% under

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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).

• ARV discount +14.3/15.0
• Cash flow +11.6/30.0
• Appreciation +5.0/10.0
• DSCR +3.4/10.0
• Livability +3.3/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

Charming 3-bed, 2.5-bath home on 1 acre in the heart of the Ozarks, just 900 feet off of a county paved road outside of Marshall, AR. The house is all-brick with a metal roof but also has an add-on with log veneer siding & metal roof. The addition is a very large bonus room that could be used as another bedroom, office, playroom, etc. Enjoy the spacious yard with large shade trees and a really nice view of the distant mountains. The property also has a carport and enough room in the back yard for a garden. Marshall is the county seat of Searcy County and is only 6 miles away. Ideal location for nature lovers—close to Buffalo National River for horseback riding, camping, hiking, hunting, fishing, and floating. Just 45 minutes to Blanchard Springs Caverns & trout fishing. Wal-Mart is 45 minutes away, 1 hour to Greers Ferry Lake, 1 hour to Harrison, AR, & 1.5 hours to Branson, MO. Perfect blend of peaceful country living with proximity to all the outdoor adventures you crave. Don't miss out on this lovely property!

Key facts

• Spacious yard
• Metal roof
• Large bonus room

Tags

• ALL BRICK
• METAL ROOF
• LOG VENEER SIDING
• LARGE BONUS ROOM
• SPACIOUS YARD
• LARGE SHADE TREES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-50 ($-603/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (26.5% below list).
• Recommended offer: $118k (26.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.5% in Marshall — 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 66/100 on livability (#115 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime D-, amenities F.
• Searcy County School District (rural): math 39% / reading 40% proficiency, ranked #82 of 238 in AR (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 79 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Searcy County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 235 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y 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.
• Current owner paid $135k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $117,606 (26.5% 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 235 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 5.92%
• Cash-on-cash: -1.35%
• DSCR: 0.94
• GRM: 11.3

CMA / ARV

• ARV (median comp): $188,712
• List price: $160,000
• Delta: -15.21%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.2%
• Equity multiple: 1.36×
• Total profit: $16,016
• Equity at exit: $71,943

10-year hold

• IRR: 9.1%
• Equity multiple: 2.37×
• Total profit: $61,440
• Equity at exit: $110,873

Cash invested: $44,800 (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 72650

• Active inventory: 79
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,176 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$74 /mo · $883/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $-50

Break-even live

Break-even rent $1,240

Max offer price $151,128

Occupancy floor 99%

Sensitivity live

Price	-10% $40	-5% $-5	+0% $-50	+5% $-96	+10% $-141
Rent	-10% $-143	-5% $-97	+0% $-50	+5% $-4	+10% $43
Rate	-1.0pp $30	-0.5pp $-10	base $-50	+0.5pp $-92	+1.0pp $-134

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-19
   days on market $160,000 Active 235 DOM
2. 2026-06-18
   days on market $160,000 Active 234 DOM
3. 2026-06-17
   days on market $160,000 Active 233 DOM
4. 2026-06-16
   days on market $160,000 Active 232 DOM
5. 2026-06-15
   days on market $160,000 Active 231 DOM
6. 2026-06-14
   days on market $160,000 Active 229 DOM
7. 2026-06-12
   days on market $160,000 Active 228 DOM
8. 2026-06-09
   days on market $160,000 Active 225 DOM
9. 2026-06-08
   days on market $160,000 Active 224 DOM
10. 2026-06-07
    days on market $160,000 Active 223 DOM
11. 2026-06-07
    days on market $160,000 Active 222 DOM
12. 2026-06-04
    days on market $160,000 Active 219 DOM
13. 2026-06-02
    days on market $160,000 Active 218 DOM
14. 2026-06-01
    days on market $160,000 Active 217 DOM
15. 2026-05-31
    days on market $160,000 Active 216 DOM
16. 2026-05-31
    days on market $160,000 Active 215 DOM
17. 2025-10-27
    listed $160,000 New Listing 1050-char remark

    Show marketing remark (1050 chars)

    Charming 3-bed, 2.5-bath home on 1 acre in the heart of the Ozarks, just 900 feet off of a county paved road outside of Marshall, AR. The house is all-brick with a metal roof but also has an add-on with log veneer siding & metal roof. The addition is a very large bonus room that could be used as another bedroom, office, playroom, etc. Enjoy the spacious yard with large shade trees and a really nice view of the distant mountains. The property also has a carport and enough room in the back yard for a garden. Marshall is the county seat of Searcy County and is only 6 miles away. Ideal location for nature lovers—close to Buffalo National River for horseback riding, camping, hiking, hunting, fishing, and floating. Just 45 minutes to Blanchard Springs Caverns & trout fishing. Wal-Mart is 45 minutes away, 1 hour to Greers Ferry Lake, 1 hour to Harrison, AR, & 1.5 hours to Branson, MO. Perfect blend of peaceful country living with proximity to all the outdoor adventures you crave. Don't miss out on this lovely property!

18. 2025-10-27
    listed $160,000 Active 1050-char remark

    Show marketing remark (1050 chars)

    Charming 3-bed, 2.5-bath home on 1 acre in the heart of the Ozarks, just 900 feet off of a county paved road outside of Marshall, AR. The house is all-brick with a metal roof but also has an add-on with log veneer siding & metal roof. The addition is a very large bonus room that could be used as another bedroom, office, playroom, etc. Enjoy the spacious yard with large shade trees and a really nice view of the distant mountains. The property also has a carport and enough room in the back yard for a garden. Marshall is the county seat of Searcy County and is only 6 miles away. Ideal location for nature lovers—close to Buffalo National River for horseback riding, camping, hiking, hunting, fishing, and floating. Just 45 minutes to Blanchard Springs Caverns & trout fishing. Wal-Mart is 45 minutes away, 1 hour to Greers Ferry Lake, 1 hour to Harrison, AR, & 1.5 hours to Branson, MO. Perfect blend of peaceful country living with proximity to all the outdoor adventures you crave. Don't miss out on this lovely property!

19. 2025-05-24
    historical
20. 2024-05-23
    listed $199,000 New Listing
21. 2024-02-22
    soldstatus $135,000 Sold
22. 2023-09-20
    historical
23. 2023-09-20
    listed $160,000
24. 2021-08-06
    status Under Contract
25. 2021-05-07
    historical
26. 2021-05-05
    historical
27. 2021-05-04
    status Back on Market
28. 2021-05-04
    historical
29. 2021-05-03
    listed $145,000 New Listing
30. 1999-10-12
    soldstatus $38,000

ⓘ 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: $883 · $74/mo
• Projected year-2 tax: $1,024 · $85/mo
• Expected delta: +$141/yr (+$12/mo · 16.0%)

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

Taxation est. · year 1

• Rental income: $14,113
• − Mortgage interest: −$8,962
• − Property taxes: −$883
• − Insurance: −$800
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$4,655
• Taxable loss: −$3,445
• Est. tax savings @ 24.0%: +$827
• After-tax cash flow: $224/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: Searcy County School District
• NCES district ID: 0509480
• Math proficiency: 39% ▼ -16.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $31,222
• Composite: 32.28/100
• National rank: #5751
• State rank: #82 of 238 in AR

Livability — Marshall

• Score: 66/100
• State rank: #115
• US rank: #11273

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,462

Population outlook (Searcy County) Hauer SSP2

• Today (2025): 7,091 people
• By 2030: 6,656 · -6.1%
• By 2040: 5,868 · -17.2%
• By 2050: 5,250 · -26.0%
• By 2075: 4,407 · -37.9%
• By 2100: 3,834 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 3% Native American 2%
• Common ancestry: Iranian 4% Romanian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Searcy

• 2024 margin: Solid R (+72.2) · D 13.2% · R 85.4% · Other 1.4%
• 2008→2024 swing: -26.3pp toward R · 2008: -45.9pp · 2024: -72.2pp
• All cycles: 2024: R+72.2 2020: R+69.1 2016: R+63.7 2012: R+51.0 2008: R+45.9

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

+321.1% since first listed

14 events — show timeline

• 2025-10-27 Listed $160,000 NWARMLS
• 2025-10-27 Listed $160,000 CARMLS
• 2025-05-24 Listing Removed — CARMLS
• 2024-05-23 Listed $199,000 CARMLS
• 2024-02-22 Sold (MLS) $135,000 CARMLS
• 2023-09-20 Listed $160,000 CARMLS
• 2023-09-20 Listing Removed — CARMLS
• 2021-08-06 Pending — CARMLS
• 2021-05-07 Listing Removed — CARMLS
• 2021-05-05 Listing Removed — CARMLS
• 2021-05-04 Relisted — CARMLS
• 2021-05-04 Listing Removed — CARMLS
• 2021-05-03 Listed $145,000 CARMLS
• 1999-10-12 Sold (Public Records) $38,000 Public Records

Property tax history

+34.6%/yr

Latest (2025): $883 · +0.0% YoY. Source: county tax records.