199 Bert Dickey Rd · Heber Springs, AR 72543

$91,660

3 bd · 2.0 ba · 1,658 sqft · SingleFamily public records · 123 Days on market

Built 1986 0.92 ac lot ↓ 17% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HEBER SPRINGS - $91,660! 3BR 2 full baths, bi-level 1658sf on almost an acre of land, offering massive decks/patio, Gambrel roof, close proximity to Little Red River for all your dreams/enjoyment/fishing & water sports!! large lot for privacy, garden spot, fencing for kids/pets, C-H/A (no inspections) - SOLD AS-IS - “This property is subject to the Freddie Mac First Look Initiative. The Freddie Mac First Look Initiative limits offers from being entertained during the first 20 days of listing to owner occupant and non-profit buyers. Investor offers will be responded to after the first look period ends on 10/24/2025

Key facts

• Massive decks
• Large lot
• Gambrel roof

Tags

• MASSIVE DECKS
• GAMBREL ROOF
• LARGE LOT
• GARDEN SPOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $81k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 2.1% in Heber Springs — 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 58/100 on livability (#329 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime C-, employment D+, amenities F.
• Heber Springs School District (town): math 50% / reading 49% proficiency, ranked #19 of 238 in AR (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Heber Springs Elem. School (math 48% / reading 40%, grade F, #164 of 454 statewide, top 37%, 756 students, 61% FRL); Heber Springs Middle School (math 60% / reading 58%, grade B, #13 of 201 statewide, top 7%, 380 students, 46% FRL); Heber Springs High School (math 37% / reading 49%, grade F, #37 of 292 statewide, top 12%, 484 students, 40% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: 293 active listings in the ZIP; 13 units permitted in Cleburne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $634 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cleburne County population projected at -18% 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 $26k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago; this cycle's ask has dropped $44k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,660 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.46% ✓
• Cap rate: 12.96%
• Cash-on-cash: 23.82%
• DSCR: 2.06
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $442,686
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
699 Ferguson Rd	0.42mi	2/2.0 (-1)	1,440 (-13%)	7mo	$385,000	$267	48

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

Projected returns pro-forma

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

5-year hold

• IRR: 17.0%
• Equity multiple: 1.68×
• Total profit: $17,565
• Equity at exit: $13,667

10-year hold

• IRR: 25.5%
• Equity multiple: 3.22×
• Total profit: $56,953
• Equity at exit: $7,925

Cash invested: $25,665 (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 72543

• Home prices YoY: -26.7%
• Active inventory: 293
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,341 medium
• Mortgage (P&I): −$481
• Tax from tax record: −$31 /mo · $376/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $509

Break-even live

Break-even rent $697

Max offer price $91,660

Occupancy floor 57%

Sensitivity live

Price	-10% $561	-5% $535	+0% $509	+5% $484	+10% $458
Rent	-10% $404	-5% $456	+0% $509	+5% $562	+10% $615
Rate	-1.0pp $556	-0.5pp $533	base $509	+0.5pp $486	+1.0pp $462

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: $22,915
• Closing costs: $2,750
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-06-21
   days on market $91,660 Active 123 DOM
2. 2026-06-19
   days on market $91,660 Active 121 DOM
3. 2026-06-18
   days on market $91,660 Active 120 DOM
4. 2026-06-17
   days on market $91,660 Active 119 DOM
5. 2026-06-16
   days on market $91,660 Active 118 DOM
6. 2026-06-15
   days on market $91,660 Active 117 DOM
7. 2026-06-14
   days on market $91,660 Active 115 DOM
8. 2026-06-12
   days on market $91,660 Active 114 DOM
9. 2026-06-09
   days on market $91,660 Active 111 DOM
10. 2026-06-08
    days on market $91,660 Active 110 DOM
11. 2026-06-07
    days on market $91,660 Active 109 DOM
12. 2026-06-07
    days on market $91,660 Active 108 DOM
13. 2026-06-04
    days on market $91,660 Active 105 DOM
14. 2026-06-02
    days on market $91,660 Active 104 DOM
15. 2026-06-01
    days on market $91,660 Active 103 DOM
16. 2026-05-31
    days on market $91,660 Active 102 DOM
17. 2026-05-31
    days on market $91,660 Active 101 DOM
18. 2026-05-18
    price $91,660 634-char remark

    Show marketing remark (634 chars)

    HEBER SPRINGS - $91,660! 3BR 2 full baths, bi-level 1658sf on almost an acre of land, offering massive decks/patio, Gambrel roof, close proximity to Little Red River for all your dreams/enjoyment/fishing & water sports!! large lot for privacy, garden spot, fencing for kids/pets, C-H/A (no inspections) - SOLD AS-IS - “This property is subject to the Freddie Mac First Look Initiative. The Freddie Mac First Look Initiative limits offers from being entertained during the first 20 days of listing to owner occupant and non-profit buyers. Investor offers will be responded to after the first look period ends on 10/24/2025

19. 2026-05-18
    status Price Change 634-char remark

    Show marketing remark (634 chars)

    HEBER SPRINGS - $91,660! 3BR 2 full baths, bi-level 1658sf on almost an acre of land, offering massive decks/patio, Gambrel roof, close proximity to Little Red River for all your dreams/enjoyment/fishing & water sports!! large lot for privacy, garden spot, fencing for kids/pets, C-H/A (no inspections) - SOLD AS-IS - “This property is subject to the Freddie Mac First Look Initiative. The Freddie Mac First Look Initiative limits offers from being entertained during the first 20 days of listing to owner occupant and non-profit buyers. Investor offers will be responded to after the first look period ends on 10/24/2025

20. 2026-05-14
    status Active 638-char remark

    Show marketing remark (638 chars)

    HEBER SPRINGS - $91,660!! 3BR 2 full baths, bi-level 1658sf on almost an acre of land, offering massive decks/patio, Gambrel roof, close proximity to Little Red River for all your dreams/enjoyment/fishing & water sports!! large lot for privacy, garden spot, fencing for kids/pets, C-H/A (no inspections) - SOLD AS-IS . . “This property is subject to the Freddie Mac First Look Initiative. The Freddie Mac First Look Initiative limits offers from being entertained during the first 20 days of listing to owner occupant and non-profit buyers. Investor offers will be responded to after the first look period ends on 10/24/2025

21. 2026-05-14
    price $91,660 638-char remark

    Show marketing remark (638 chars)

    HEBER SPRINGS - $91,660!! 3BR 2 full baths, bi-level 1658sf on almost an acre of land, offering massive decks/patio, Gambrel roof, close proximity to Little Red River for all your dreams/enjoyment/fishing & water sports!! large lot for privacy, garden spot, fencing for kids/pets, C-H/A (no inspections) - SOLD AS-IS . . “This property is subject to the Freddie Mac First Look Initiative. The Freddie Mac First Look Initiative limits offers from being entertained during the first 20 days of listing to owner occupant and non-profit buyers. Investor offers will be responded to after the first look period ends on 10/24/2025

22. 2026-03-31
    historical 634-char remark

    Show marketing remark (634 chars)

    HEBER SPRINGS - $91,660! 3BR 2 full baths, bi-level 1658sf on almost an acre of land, offering massive decks/patio, Gambrel roof, close proximity to Little Red River for all your dreams/enjoyment/fishing & water sports!! large lot for privacy, garden spot, fencing for kids/pets, C-H/A (no inspections) - SOLD AS-IS - “This property is subject to the Freddie Mac First Look Initiative. The Freddie Mac First Look Initiative limits offers from being entertained during the first 20 days of listing to owner occupant and non-profit buyers. Investor offers will be responded to after the first look period ends on 10/24/2025

23. 2026-01-25
    status Pending 638-char remark

    Show marketing remark (634 chars)

    HEBER SPRINGS - $91,660! 3BR 2 full baths, bi-level 1658sf on almost an acre of land, offering massive decks/patio, Gambrel roof, close proximity to Little Red River for all your dreams/enjoyment/fishing & water sports!! large lot for privacy, garden spot, fencing for kids/pets, C-H/A (no inspections) - SOLD AS-IS - “This property is subject to the Freddie Mac First Look Initiative. The Freddie Mac First Look Initiative limits offers from being entertained during the first 20 days of listing to owner occupant and non-profit buyers. Investor offers will be responded to after the first look period ends on 10/24/2025

24. 2026-01-25
    status Under Contract 634-char remark

    Show marketing remark (634 chars)

    HEBER SPRINGS - $91,660! 3BR 2 full baths, bi-level 1658sf on almost an acre of land, offering massive decks/patio, Gambrel roof, close proximity to Little Red River for all your dreams/enjoyment/fishing & water sports!! large lot for privacy, garden spot, fencing for kids/pets, C-H/A (no inspections) - SOLD AS-IS - “This property is subject to the Freddie Mac First Look Initiative. The Freddie Mac First Look Initiative limits offers from being entertained during the first 20 days of listing to owner occupant and non-profit buyers. Investor offers will be responded to after the first look period ends on 10/24/2025

25. 2026-01-08
    price $98,560 634-char remark

    Show marketing remark (638 chars)

    HEBER SPRINGS - $91,660!! 3BR 2 full baths, bi-level 1658sf on almost an acre of land, offering massive decks/patio, Gambrel roof, close proximity to Little Red River for all your dreams/enjoyment/fishing & water sports!! large lot for privacy, garden spot, fencing for kids/pets, C-H/A (no inspections) - SOLD AS-IS . . “This property is subject to the Freddie Mac First Look Initiative. The Freddie Mac First Look Initiative limits offers from being entertained during the first 20 days of listing to owner occupant and non-profit buyers. Investor offers will be responded to after the first look period ends on 10/24/2025

26. 2026-01-08
    price $98,560 638-char remark

    Show marketing remark (638 chars)

    HEBER SPRINGS - $91,660!! 3BR 2 full baths, bi-level 1658sf on almost an acre of land, offering massive decks/patio, Gambrel roof, close proximity to Little Red River for all your dreams/enjoyment/fishing & water sports!! large lot for privacy, garden spot, fencing for kids/pets, C-H/A (no inspections) - SOLD AS-IS . . “This property is subject to the Freddie Mac First Look Initiative. The Freddie Mac First Look Initiative limits offers from being entertained during the first 20 days of listing to owner occupant and non-profit buyers. Investor offers will be responded to after the first look period ends on 10/24/2025

27. 2025-12-15
    price $109,512 634-char remark

    Show marketing remark (634 chars)

    HEBER SPRINGS - $91,660! 3BR 2 full baths, bi-level 1658sf on almost an acre of land, offering massive decks/patio, Gambrel roof, close proximity to Little Red River for all your dreams/enjoyment/fishing & water sports!! large lot for privacy, garden spot, fencing for kids/pets, C-H/A (no inspections) - SOLD AS-IS - “This property is subject to the Freddie Mac First Look Initiative. The Freddie Mac First Look Initiative limits offers from being entertained during the first 20 days of listing to owner occupant and non-profit buyers. Investor offers will be responded to after the first look period ends on 10/24/2025

28. 2025-12-13
    price $109,512 638-char remark

    Show marketing remark (638 chars)

    HEBER SPRINGS - $91,660!! 3BR 2 full baths, bi-level 1658sf on almost an acre of land, offering massive decks/patio, Gambrel roof, close proximity to Little Red River for all your dreams/enjoyment/fishing & water sports!! large lot for privacy, garden spot, fencing for kids/pets, C-H/A (no inspections) - SOLD AS-IS . . “This property is subject to the Freddie Mac First Look Initiative. The Freddie Mac First Look Initiative limits offers from being entertained during the first 20 days of listing to owner occupant and non-profit buyers. Investor offers will be responded to after the first look period ends on 10/24/2025

29. 2025-11-14
    price $121,680 634-char remark

    Show marketing remark (634 chars)

    HEBER SPRINGS - $91,660! 3BR 2 full baths, bi-level 1658sf on almost an acre of land, offering massive decks/patio, Gambrel roof, close proximity to Little Red River for all your dreams/enjoyment/fishing & water sports!! large lot for privacy, garden spot, fencing for kids/pets, C-H/A (no inspections) - SOLD AS-IS - “This property is subject to the Freddie Mac First Look Initiative. The Freddie Mac First Look Initiative limits offers from being entertained during the first 20 days of listing to owner occupant and non-profit buyers. Investor offers will be responded to after the first look period ends on 10/24/2025

30. 2025-11-13
    price $121,680 638-char remark

    Show marketing remark (638 chars)

    HEBER SPRINGS - $91,660!! 3BR 2 full baths, bi-level 1658sf on almost an acre of land, offering massive decks/patio, Gambrel roof, close proximity to Little Red River for all your dreams/enjoyment/fishing & water sports!! large lot for privacy, garden spot, fencing for kids/pets, C-H/A (no inspections) - SOLD AS-IS . . “This property is subject to the Freddie Mac First Look Initiative. The Freddie Mac First Look Initiative limits offers from being entertained during the first 20 days of listing to owner occupant and non-profit buyers. Investor offers will be responded to after the first look period ends on 10/24/2025

31. 2025-10-27
    listed $135,300 New Listing 634-char remark

    Show marketing remark (634 chars)

    HEBER SPRINGS - $91,660! 3BR 2 full baths, bi-level 1658sf on almost an acre of land, offering massive decks/patio, Gambrel roof, close proximity to Little Red River for all your dreams/enjoyment/fishing & water sports!! large lot for privacy, garden spot, fencing for kids/pets, C-H/A (no inspections) - SOLD AS-IS - “This property is subject to the Freddie Mac First Look Initiative. The Freddie Mac First Look Initiative limits offers from being entertained during the first 20 days of listing to owner occupant and non-profit buyers. Investor offers will be responded to after the first look period ends on 10/24/2025

32. 2025-10-20
    listed $135,200 Active 638-char remark

    Show marketing remark (638 chars)

    HEBER SPRINGS - $91,660!! 3BR 2 full baths, bi-level 1658sf on almost an acre of land, offering massive decks/patio, Gambrel roof, close proximity to Little Red River for all your dreams/enjoyment/fishing & water sports!! large lot for privacy, garden spot, fencing for kids/pets, C-H/A (no inspections) - SOLD AS-IS . . “This property is subject to the Freddie Mac First Look Initiative. The Freddie Mac First Look Initiative limits offers from being entertained during the first 20 days of listing to owner occupant and non-profit buyers. Investor offers will be responded to after the first look period ends on 10/24/2025

33. 2018-12-07
    soldstatus $107,000 Sold
34. 2018-10-25
    status Under Contract
35. 2018-10-04
    price $107,500
36. 2018-09-05
    price $114,900
37. 2018-08-03
    listed $122,500 New Listing
38. 2018-05-10
    historical
39. 2018-04-11
    listed $122,500 New Listing
40. 2004-09-08
    soldstatus $110,000

ⓘ 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: $376 · $31/mo
• Projected year-2 tax: $587 · $49/mo
• Expected delta: +$210/yr (+$18/mo · 55.8%)

ⓘ 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 5/10 Major 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $16,097
• − Mortgage interest: −$5,134
• − Property taxes: −$376
• − Insurance: −$458
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$2,666
• Taxable income: $4,886
• Est. tax owed @ 24.0%: −$1,173
• After-tax cash flow: $4,941/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: Heber Springs School District
• NCES district ID: 0507560
• Math proficiency: 50% ▼ -11.00%
• Reading proficiency: 49% ▼ -11.00%
• Median HH income: $39,577
• Composite: 41.39/100
• National rank: #3478
• State rank: #19 of 238 in AR

Livability — Heber Springs

• Score: 58/100
• State rank: #329
• US rank: #21491

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,642

Population outlook (Cleburne County) Hauer SSP2

• Today (2025): 24,198 people
• By 2030: 23,324 · -3.6%
• By 2040: 21,566 · -10.9%
• By 2050: 19,916 · -17.7%
• By 2075: 16,744 · -30.8%
• By 2100: 13,303 · -45.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Cleburne

• 2024 margin: Solid R (+67.9) · D 15.2% · R 83.2% · Other 1.6%
• 2008→2024 swing: -23.7pp toward R · 2008: -44.2pp · 2024: -67.9pp
• All cycles: 2024: R+67.9 2020: R+65.8 2016: R+61.4 2012: R+52.2 2008: R+44.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.45%
• Current HPI: 215.4322
• 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

-16.7% since first listed

23 events — show timeline

• 2026-05-18 Price Changed $91,660 CARMLS
• 2026-05-18 Relisted — CARMLS
• 2026-05-14 Relisted — HSBOR
• 2026-05-14 Price Changed $91,660 HSBOR
• 2026-03-31 Listing Removed — CARMLS
• 2026-01-25 Pending — HSBOR
• 2026-01-25 Pending — CARMLS
• 2026-01-08 Price Changed $98,560 CARMLS
• 2026-01-08 Price Changed $98,560 HSBOR
• 2025-12-15 Price Changed $109,512 CARMLS
• 2025-12-13 Price Changed $109,512 HSBOR
• 2025-11-14 Price Changed $121,680 CARMLS
• 2025-11-13 Price Changed $121,680 HSBOR
• 2025-10-27 Listed $135,300 CARMLS
• 2025-10-20 Listed $135,200 HSBOR
• 2018-12-07 Sold (MLS) $107,000 CARMLS
• 2018-10-25 Pending — CARMLS
• 2018-10-04 Price Changed $107,500 CARMLS
• 2018-09-05 Price Changed $114,900 CARMLS
• 2018-08-03 Listed $122,500 CARMLS
• 2018-05-10 Listing Removed — CARMLS
• 2018-04-11 Listed $122,500 CARMLS
• 2004-09-08 Sold (Public Records) $110,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $376 · -12.9% YoY. Source: county tax records.