21701 Highway 71 S · Greenwood, AR 72936

$174,000

3 bd · 1.0 ba · 768 sqft · SingleFamily public records · 10 Days on market

0.64 ac lot

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Why this score? — see what drove the F 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 +8.7/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Nestled on a generous 0.64-acre lot, this authentic original stone house offers timeless character and peaceful country living The interior features three comfortable bedrooms and one full bathroom, providing a functional layout perfect for those looking for space and privacy. Natural light floods the living areas that frame the stunning views beyond. Outside, the oversized lot offers plenty of room to roam, garden, or simply enjoy the outdoors. Mature trees and open space surround the property, while the elevated position delivers captivating panoramic views. A useful outdoor shed provides convenient storage for tools, gardening equipment, or seasonal items. This stone home has been a hig

Key facts

• Elevated position
• 0.64-acre lot
• Original stone house

Tags

• 0.64-ACRE LOT
• ORIGINAL STONE HOUSE
• OVERSIZED LOT
• MATURE TREES
• ELEVATED POSITION
• PANORAMIC VIEWS

Property features AI

Exterior

• Parking: Gravel parking
• Security: Smoke detectors
• Utilities: Public water; Septic tank sewer; Electricity available
• Home design: Single-family house; One story; Residential property; Located along highway frontage
• Construction: Stone and vinyl siding exterior; Asphalt shingle roof; Has basement; Built using conventional foundation
• Exterior features: Covered patio/porch; Deck; Partial vinyl fencing; Views; Storage shed/outbuilding

Interior

• Kitchen: Dishwasher; Oven; Garbage disposal; Electric water heater
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Ceiling fans; ENERGY STAR qualified windows; Blinds; Wood-burning fireplace in family room
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $-146 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (14.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (36.4% below list).
• Recommended offer: $111k (36.4% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.6% in Greenwood — 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 72/100 on livability (#35 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety D-.
• Greenwood School District (town): math 59% / reading 58% proficiency, ranked #5 of 238 in AR (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Westwood Elementary School (math 77% / reading 58%, grade B+, #17 of 454 statewide, top 4%, 823 students, 38% FRL); East Hills Middle School (math 58% / reading 54%, grade B-, #19 of 201 statewide, top 9%, 590 students, 30% FRL); Greenwood High School (math 38% / reading 52%, grade D-, #27 of 292 statewide, top 10%, 879 students, 20% FRL) — zoned schools at 29% FRL track the district average.
• Market conditions: 143 active listings in the ZIP; 388 units permitted in Sebastian County in 2024 (16 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Sebastian County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $110,719 (36.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. 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.
6. 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.
7. 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: 0.64% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.59%
• DSCR: 0.84
• GRM: 13.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -22.4%
• Equity multiple: 0.23×
• Total profit: $-37,564
• Equity at exit: $25,944

10-year hold

• IRR: -16.7%
• Equity multiple: 0.08×
• Total profit: $-45,038
• Equity at exit: $15,044

Cash invested: $48,720 (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 72936

• Home prices YoY: -21.4%
• Active inventory: 143
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $1,107 medium
• Mortgage (P&I): −$912
• Tax from tax record: −$35 /mo · $424/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $-146

Break-even live

Break-even rent $1,291

Max offer price $148,279

Occupancy floor —

Sensitivity live

Price	-10% $-47	-5% $-96	+0% $-146	+5% $-195	+10% $-244
Rent	-10% $-233	-5% $-189	+0% $-146	+5% $-102	+10% $-58
Rate	-1.0pp $-58	-0.5pp $-101	base $-146	+0.5pp $-191	+1.0pp $-237

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-19
   days on market $174,000 Active 10 DOM
2. 2026-06-18
   days on market $174,000 Active 9 DOM
3. 2026-06-17
   days on market $174,000 Active 8 DOM
4. 2026-06-16
   days on market $174,000 Active 7 DOM
5. 2026-06-15
   days on market $174,000 Active 6 DOM
6. 2026-06-14
   days on market $174,000 Active 4 DOM
7. 2026-06-13
   days on market $174,000 Active 3 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $174,000 Active 1 DOM

ⓘ 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: $424 · $35/mo
• Projected year-2 tax: $1,114 · $93/mo
• Expected delta: +$690/yr (+$57/mo · 162.9%)

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

Taxation est. · year 1

• Rental income: $13,286
• − Mortgage interest: −$9,747
• − Property taxes: −$424
• − Insurance: −$870
• − Repairs & maintenance: −$1,063
• − Management: −$1,063
• − Depreciation: −$5,062
• Taxable loss: −$4,942
• Est. tax savings @ 24.0%: +$1,186
• After-tax cash flow: $-561/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: Greenwood School District
• NCES district ID: 0506990
• Math proficiency: 59% ▼ -9.00%
• Reading proficiency: 58% ▼ -4.00%
• Median HH income: $55,015
• Composite: 50.33/100
• National rank: #1879
• State rank: #5 of 238 in AR

Livability — Greenwood

• Score: 72/100
• State rank: #35
• US rank: #6396

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,182

Population outlook (Sebastian County) Hauer SSP2

• Today (2025): 133,992 people
• By 2030: 136,620 · +2.0%
• By 2040: 140,832 · +5.1%
• By 2050: 143,301 · +6.9%
• By 2075: 147,964 · +10.4%
• By 2100: 145,848 · +8.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 9% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Sebastian

• 2024 margin: Solid R (+37.5) · D 30.0% · R 67.6% · Other 2.4%
• 2008→2024 swing: -2.9pp toward R · 2008: -34.6pp · 2024: -37.5pp
• All cycles: 2024: R+37.5 2020: R+35.5 2016: R+38.1 2012: R+37.1 2008: R+34.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.40%
• Current HPI: 222.3233
• 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

1 event — show timeline

• 2026-06-05 Listed $174,000 WRVBOR