167 Wahpeton Hill Rd · Hardy, AR 72542

$196,000

2 bd · 2.0 ba · 1,512 sqft · SingleFamily public records · 17 Days on market

Built 1937 4.34 ac lot $130/sqft · 68% above area ↓ 2% since listing

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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).

• Cash flow +13.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Unique 1937 cabin located in the Ozark Mountains on Historic Wahpeton Hill high above and just a short distance to Spring River, Loberg park, the river trails, the Hardy beach river access for swimming, kayaking, floating, world class fishing and downtown Old Hardy! 2 bed, 1.5 bath on 4.34 surveyed acres+/- in the depth of the woods yet minutes away from town amenities. Beautiful rock work all around the home, sit and relax outside while enjoying the fruits of nature. Main level includes living area, 2 bedrooms, large screened in porch, and a warming fireplace. Downstairs includes kitchen, full bath and half bath. Check out the history of this one of a kind property. Includes new roof 2022, new windows 2024, new insulation 2024.

Key facts

• River trails
• Ozark mountains
• Loberg park

Tags

• 1937 CABIN
• OZARK MOUNTAINS
• HISTORIC WAHPETON HILL
• SPRING RIVER
• LOBERG PARK
• RIVER TRAILS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $196k.

Deal economics

• At list price, monthly cash flow is $13 ($152/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 $147k (25.2% below list).
• Recommended offer: $147k (25.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#207 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A, crime B+; Watch: housing D, schools D-, amenities F.
• 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.
• 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 $21k of equity ($1k loan paydown + $20k 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 $55k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,655 (25.2% below list)

Questions for the listing agent

1. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.75% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.28%
• DSCR: 1.01
• GRM: 11.1

CMA / ARV

• ARV (median comp): $116,357
• List price: $196,000
• Delta: 68.45%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
160 Wahpeton Hill Rd	0.06mi	2/1.5	1,460 (-3%)	13mo	$147,500	$101	79
55 Hickory Park Dr	0.48mi	3/1.5 (+1)	1,560 (+3%)	17mo	$105,000	$67	51
104 E Third St	0.59mi	3/1.5 (+1)	1,288 (-15%)	15mo	$78,000	$61	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: 24.5%
• Equity multiple: 2.96×
• Total profit: $107,450
• Equity at exit: $176,572

10-year hold

• IRR: 21.6%
• Equity multiple: 6.75×
• Total profit: $315,575
• Equity at exit: $380,785

Cash invested: $54,880 (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: 11.1×

Monthly cashflow live

• Estimated rent: $1,467 medium
• Mortgage (P&I): −$1,028
• Tax from tax record: −$36 /mo · $436/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $13

Break-even live

Break-even rent $1,450

Max offer price $196,000

Occupancy floor 94%

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: $49,000
• Closing costs: $5,880
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $196,000 Active 17 DOM
2. 2026-06-18
   days on market $196,000 Active 16 DOM
3. 2026-06-17
   days on market $196,000 Active 15 DOM
4. 2026-06-16
   days on market $196,000 Active 14 DOM
5. 2026-06-15
   days on market $196,000 Active 13 DOM
6. 2026-06-14
   days on market $196,000 Active 11 DOM
7. 2026-06-12
   days on market $196,000 Active 10 DOM
8. 2026-06-09
   statusdays on market $196,000 Active 7 DOM
9. 2026-06-08
   days on market $196,000 New Listing 6 DOM
10. 2026-06-07
    days on market $196,000 New Listing 5 DOM
11. 2026-06-07
    days on market $196,000 New Listing 4 DOM
12. 2026-06-03
    statusdays on marketlisting id $196,000 New Listing 1 DOM
13. 2026-01-13
    price $196,000 738-char remark

    Show marketing remark (738 chars)

    Unique 1937 cabin located in the Ozark Mountains on Historic Wahpeton Hill high above and just a short distance to Spring River, Loberg park, the river trails, the Hardy beach river access for swimming, kayaking, floating, world class fishing and downtown Old Hardy! 2 bed, 1.5 bath on 4.34 surveyed acres+/- in the depth of the woods yet minutes away from town amenities. Beautiful rock work all around the home, sit and relax outside while enjoying the fruits of nature. Main level includes living area, 2 bedrooms, large screened in porch, and a warming fireplace. Downstairs includes kitchen, full bath and half bath. Check out the history of this one of a kind property. Includes new roof 2022, new windows 2024, new insulation 2024.

14. 2025-11-25
    listed $199,000 New Listing 738-char remark

    Show marketing remark (738 chars)

    Unique 1937 cabin located in the Ozark Mountains on Historic Wahpeton Hill high above and just a short distance to Spring River, Loberg park, the river trails, the Hardy beach river access for swimming, kayaking, floating, world class fishing and downtown Old Hardy! 2 bed, 1.5 bath on 4.34 surveyed acres+/- in the depth of the woods yet minutes away from town amenities. Beautiful rock work all around the home, sit and relax outside while enjoying the fruits of nature. Main level includes living area, 2 bedrooms, large screened in porch, and a warming fireplace. Downstairs includes kitchen, full bath and half bath. Check out the history of this one of a kind property. Includes new roof 2022, new windows 2024, new insulation 2024.

15. 2023-12-11
    soldstatus $175,000
16. 2023-12-08
    soldstatus $175,000 Sold 688-char remark

    Show marketing remark (688 chars)

    Unique 1937 cabin located in the Ozark Mountains on Historic Wahpeton Hill high above and just a short distance to Spring River, Loberg park, the river trails, the Hardy beach river access for swimming, kayaking, floating, world class fishing and downtown Old Hardy! 2 bed, 1.5 bath on 5 acres+/- in the depth of the woods yet minutes away from town amenities. Beautiful rock work all around the home, sit and relax outside while enjoying the fruits of nature. Main level includes living area, 2 bedrooms, large screened in porch, and a warming fireplace. Downstairs includes kitchen, full bath and half bath. Check out the history of this one of a kind property. Includes new roof 2022!

17. 2023-11-08
    status Under Contract 688-char remark

    Show marketing remark (688 chars)

    Unique 1937 cabin located in the Ozark Mountains on Historic Wahpeton Hill high above and just a short distance to Spring River, Loberg park, the river trails, the Hardy beach river access for swimming, kayaking, floating, world class fishing and downtown Old Hardy! 2 bed, 1.5 bath on 5 acres+/- in the depth of the woods yet minutes away from town amenities. Beautiful rock work all around the home, sit and relax outside while enjoying the fruits of nature. Main level includes living area, 2 bedrooms, large screened in porch, and a warming fireplace. Downstairs includes kitchen, full bath and half bath. Check out the history of this one of a kind property. Includes new roof 2022!

18. 2023-09-06
    status Back on Market 688-char remark

    Show marketing remark (688 chars)

    Unique 1937 cabin located in the Ozark Mountains on Historic Wahpeton Hill high above and just a short distance to Spring River, Loberg park, the river trails, the Hardy beach river access for swimming, kayaking, floating, world class fishing and downtown Old Hardy! 2 bed, 1.5 bath on 5 acres+/- in the depth of the woods yet minutes away from town amenities. Beautiful rock work all around the home, sit and relax outside while enjoying the fruits of nature. Main level includes living area, 2 bedrooms, large screened in porch, and a warming fireplace. Downstairs includes kitchen, full bath and half bath. Check out the history of this one of a kind property. Includes new roof 2022!

19. 2023-08-18
    status Under Contract 688-char remark

    Show marketing remark (688 chars)

    Unique 1937 cabin located in the Ozark Mountains on Historic Wahpeton Hill high above and just a short distance to Spring River, Loberg park, the river trails, the Hardy beach river access for swimming, kayaking, floating, world class fishing and downtown Old Hardy! 2 bed, 1.5 bath on 5 acres+/- in the depth of the woods yet minutes away from town amenities. Beautiful rock work all around the home, sit and relax outside while enjoying the fruits of nature. Main level includes living area, 2 bedrooms, large screened in porch, and a warming fireplace. Downstairs includes kitchen, full bath and half bath. Check out the history of this one of a kind property. Includes new roof 2022!

20. 2023-07-06
    listed $199,900 New Listing 688-char remark

    Show marketing remark (688 chars)

    Unique 1937 cabin located in the Ozark Mountains on Historic Wahpeton Hill high above and just a short distance to Spring River, Loberg park, the river trails, the Hardy beach river access for swimming, kayaking, floating, world class fishing and downtown Old Hardy! 2 bed, 1.5 bath on 5 acres+/- in the depth of the woods yet minutes away from town amenities. Beautiful rock work all around the home, sit and relax outside while enjoying the fruits of nature. Main level includes living area, 2 bedrooms, large screened in porch, and a warming fireplace. Downstairs includes kitchen, full bath and half bath. Check out the history of this one of a kind property. Includes new roof 2022!

ⓘ 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: $436 · $36/mo
• Projected year-2 tax: $1,254 · $105/mo
• Expected delta: +$818/yr (+$68/mo · 187.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 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: $17,599
• − Mortgage interest: −$10,979
• − Property taxes: −$436
• − Insurance: −$980
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − Depreciation: −$5,702
• Taxable loss: −$3,314
• Est. tax savings @ 24.0%: +$795
• After-tax cash flow: $948/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: 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 — Hardy

• Score: 62/100
• State rank: #207
• US rank: #16276

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hardy, AR
• 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

-2.0% since first listed

8 events — show timeline

• 2026-01-13 Price Changed $196,000 CARMLS
• 2025-11-25 Listed $199,000 CARMLS
• 2023-12-11 Sold (Public Records) $175,000 Public Records
• 2023-12-08 Sold (MLS) $175,000 CARMLS
• 2023-11-08 Pending — CARMLS
• 2023-09-06 Relisted — CARMLS
• 2023-08-18 Pending — CARMLS
• 2023-07-06 Listed $199,900 CARMLS

Property tax history

+2.9%/yr

Latest (2023): $436 · +0.0% YoY. Source: county tax records.