7371 Highway 64 · Hartman, AR 72840

$110,000

3 bd · 2.0 ba · 1,736 sqft · SingleFamily public records · 34 Days on market

Built 1950 1.00 ac lot $63/sqft · 35% below area Est $169k · 35% under

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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 +24.8/30.0
• ARV discount +15.0/15.0
• Appreciation +8.6/10.0
• DSCR +8.0/10.0
• 1% rule +5.1/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

Enjoy country-style living on this 1-acre property featuring a 3-bedroom, 2-bath home with plenty of space inside and out. The large yard offers room for outdoor entertaining, hobbies, or expansion with a wet weather creek just beyond the chain link fence. With some updates and improvements, this home can truly shine. A great opportunity for buyers looking for space, privacy, and the chance to make it their own.

Key facts

• Wet weather creek
• Privacy
• Space for hobbies

Tags

• LARGE YARD
• OUTDOOR ENTERTAINING
• WET WEATHER CREEK
• SPACE FOR HOBBIES
• PRIVACY

Property features AI

Exterior

• Utilities: Septic
• Home design: Metal/vinyl siding
• Construction: Architectural shingle roof; Crawl space foundation; Metal/vinyl siding
• Exterior features: Level, cleared lot; Not in a subdivision; Paved road access

Interior

• Kitchen: Electric range; Refrigerator stays
• Flooring: Vinyl; Tile; Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window units
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Ceiling fans
• Laundry & utility: Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#421 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Westside School District (rural): math 20% / reading 19% proficiency, ranked #216 of 238 in AR (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 99% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 24 active listings in the ZIP; 12 units permitted in Johnson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($761 loan paydown + $8k appreciation (7.2% local appreciation)).
• Johnson County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (7.2% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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?
5. Crime grade is F 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?
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: 1.01% ✓
• Cap rate: 8.81%
• Cash-on-cash: 9.00%
• DSCR: 1.40
• GRM: 8.3

CMA / ARV

• ARV (median comp): $169,300
• List price: $110,000
• Delta: -35.03%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7405 Hwy 64	0.27mi	3/1.0	1,834 (+6%)	18mo	$15,000	$8	59
203 Pr 2233	0.50mi	3/1.5	1,588 (-8%)	3mo	$239,900	$151	58

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

Projected returns pro-forma

7.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.3%
• Equity multiple: 2.77×
• Total profit: $54,570
• Equity at exit: $77,818

10-year hold

• IRR: 23.2%
• Equity multiple: 5.78×
• Total profit: $147,364
• Equity at exit: $149,282

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 72840

• Home prices YoY: 4.2%
• Active inventory: 24
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,109 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$22 /mo · $269/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $231

Break-even live

Break-even rent $817

Max offer price $110,000

Occupancy floor 74%

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: —

Listing history 13 events

1. 2026-06-08
   days on market $110,000 Active 34 DOM
2. 2026-06-07
   days on market $110,000 Active 33 DOM
3. 2026-06-07
   days on market $110,000 Active 32 DOM
4. 2026-06-04
   days on market $110,000 Active 29 DOM
5. 2026-06-02
   days on market $110,000 Active 28 DOM
6. 2026-06-01
   days on market $110,000 Active 27 DOM
7. 2026-05-31
   days on market $110,000 Active 26 DOM
8. 2026-05-31
   days on market $110,000 Active 25 DOM
9. 2026-05-04
   listed $110,000 New Listing 415-char remark
10. 2026-05-04
    listed $110,000 Active 415-char remark
11. 2026-05-04
    listed $110,000 Active
12. 2009-05-01
    soldstatus $104,000
13. 2005-01-28
    soldstatus $49,500

ⓘ 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: $269 · $22/mo
• Projected year-2 tax: $704 · $59/mo
• Expected delta: +$435/yr (+$36/mo · 161.2%)

ⓘ 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 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $13,310
• − Mortgage interest: −$6,162
• − Property taxes: −$269
• − Insurance: −$550
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − Depreciation: −$3,200
• Taxable income: $999
• Est. tax owed @ 24.0%: −$240
• After-tax cash flow: $2,533/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: Westside School District
• NCES district ID: 0514020
• Math proficiency: 20% ▼ -7.00%
• Reading proficiency: 19% ▼ -8.00%
• Median HH income: $32,160
• Composite: 15.81/100
• National rank: #9265
• State rank: #216 of 238 in AR

Livability — Hartman

• Score: 54/100
• State rank: #421
• US rank: #23986

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,399

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 27,452 people
• By 2030: 28,003 · +2.0%
• By 2040: 28,960 · +5.5%
• By 2050: 29,627 · +7.9%
• By 2075: 31,000 · +12.9%
• By 2100: 31,173 · +13.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 12% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 3%
• Common ancestry: Lithuanian 3% Serbian 2% Portuguese 1%
• Foreign-born: 8% · Canada
• Languages at home: 87% English-only · Spanish 13%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+51.4) · D 23.3% · R 74.7% · Other 2.0%
• 2008→2024 swing: -28.4pp toward R · 2008: -23.1pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+49.0 2016: R+40.6 2012: R+28.0 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.22%
• Current HPI: 178.524
• 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

+122.2% since first listed

5 events — show timeline

• 2026-06-08 Listing Removed — CARMLS
• 2026-05-04 Listed $110,000 CARMLS
• 2026-05-04 Listed $110,000 WRVBOR
• 2009-05-01 Sold (Public Records) $104,000 Public Records
• 2005-01-28 Sold (Public Records) $49,500 Public Records

Property tax history

+8.7%/yr

Latest (2025): $269 · -18.3% YoY. Source: county tax records.