14 Rebel Heights Trl · Highland, AR 72542

$114,090

3 bd · 1.5 ba · 2,129 sqft · SingleFamily public records · 133 Days on market

Built 1998 1.50 ac lot $54/sqft · 36% below area Est $177k · 35% under ↓ 25% since listing

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Why this score? — see what drove the C- 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 +15.0/15.0
• Cash flow +10.1/30.0
• Appreciation +10.0/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• DSCR +2.9/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

New Listing – Investor Opportunity! Looking for your next fixer-upper? This home is full of potential! With a little TLC, you can transform this property into a great rental or investment opportunity. Whether you’re expanding your portfolio or jumping into investing, this could be the one you’ve been waiting for!

Key facts

• 1.5 acre lot
• Built 1998
• Listed 133 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $-68 ($-812/yr) — negative.
• To cash-flow at today's rent, offer at most $102k (10.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $88k (23.3% below list).
• Recommended offer: $88k (23.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#169 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools F, amenities F, commute 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; 1 comparable units currently listed for rent nearby; 4 units permitted in Sharp County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($788 loan paydown + $11k 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 $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 133 days — a 12% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $11k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,500 (23.3% 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 133 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.77% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.54%
• DSCR: 0.89
• GRM: 10.9

CMA / ARV

• ARV (median comp): $176,703
• List price: $114,090
• Delta: -35.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Gay Dr	0.06mi	3/2.0	2,072 (-3%)	1mo	$229,432	$111	90

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: 22.5%
• Equity multiple: 2.81×
• Total profit: $57,824
• Equity at exit: $102,781

10-year hold

• IRR: 20.1%
• Equity multiple: 6.44×
• Total profit: $173,660
• Equity at exit: $221,652

Cash invested: $31,945 (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: 10.9×

Monthly cashflow live

• Estimated rent: $875 medium
• Mortgage (P&I): −$598
• Tax from tax record: −$113 /mo · $1,356/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $-68

Break-even live

Break-even rent $961

Max offer price $102,143

Occupancy floor —

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: $28,522
• Closing costs: $3,423
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1798 Highway 62 412 Highland, AR	2.0	1.5	1400	$875	$0.62	43d	1	1.40mi

Listing history 21 events

1. 2026-06-17
   status $114,090 Under Contract 133 DOM
2. 2026-06-16
   days on market $114,090 Active 133 DOM
3. 2026-06-15
   days on market $114,090 Active 132 DOM
4. 2026-06-14
   days on market $114,090 Active 130 DOM
5. 2026-06-12
   days on market $114,090 Active 129 DOM
6. 2026-06-09
   days on market $114,090 Active 126 DOM
7. 2026-06-08
   days on market $114,090 Active 125 DOM
8. 2026-06-07
   days on market $114,090 Active 124 DOM
9. 2026-06-04
   days on market $114,090 Active 120 DOM
10. 2026-06-02
    days on market $114,090 Active 119 DOM
11. 2026-06-01
    days on market $114,090 Active 118 DOM
12. 2026-05-31
    days on market $114,090 Active 117 DOM
13. 2026-05-31
    days on market $114,090 Active 116 DOM
14. 2026-03-27
    price $114,090 334-char remark

    Show marketing remark (334 chars)

    New Listing – Investor Opportunity! Looking for your next fixer-upper? This home is full of potential! With a little TLC, you can transform this property into a great rental or investment opportunity. Whether you’re expanding your portfolio or jumping into investing, this could be the one you’ve been waiting for!

15. 2026-02-03
    listed $125,000 New Listing 334-char remark

    Show marketing remark (334 chars)

    New Listing – Investor Opportunity! Looking for your next fixer-upper? This home is full of potential! With a little TLC, you can transform this property into a great rental or investment opportunity. Whether you’re expanding your portfolio or jumping into investing, this could be the one you’ve been waiting for!

16. 2024-11-13
    soldstatus $179,477
17. 2021-08-27
    soldstatus $158,000
18. 2021-08-25
    soldstatus $158,000 Sold 432-char remark

    Show marketing remark (432 chars)

    Ranch Style Home - 3 Lots, near schools. This 2100 sq. ft. home has 3 bedrooms, 2 baths, living room, large den with fireplace and spacious kitchen / dining area. There are 3 large lots, a double carport with storage area and a detached pole building. The yard is partially fenced and the neighborhood is close to the schools with easy access to US Hwy 62/412. This large home needs a bit of updating and is available for occupancy.

19. 2021-08-06
    status Under Contract 432-char remark

    Show marketing remark (432 chars)

    Ranch Style Home - 3 Lots, near schools. This 2100 sq. ft. home has 3 bedrooms, 2 baths, living room, large den with fireplace and spacious kitchen / dining area. There are 3 large lots, a double carport with storage area and a detached pole building. The yard is partially fenced and the neighborhood is close to the schools with easy access to US Hwy 62/412. This large home needs a bit of updating and is available for occupancy.

20. 2021-07-24
    historical 432-char remark

    Show marketing remark (432 chars)

    Ranch Style Home - 3 Lots, near schools. This 2100 sq. ft. home has 3 bedrooms, 2 baths, living room, large den with fireplace and spacious kitchen / dining area. There are 3 large lots, a double carport with storage area and a detached pole building. The yard is partially fenced and the neighborhood is close to the schools with easy access to US Hwy 62/412. This large home needs a bit of updating and is available for occupancy.

21. 2021-06-16
    listed $152,500 New Listing 432-char remark

    Show marketing remark (432 chars)

    Ranch Style Home - 3 Lots, near schools. This 2100 sq. ft. home has 3 bedrooms, 2 baths, living room, large den with fireplace and spacious kitchen / dining area. There are 3 large lots, a double carport with storage area and a detached pole building. The yard is partially fenced and the neighborhood is close to the schools with easy access to US Hwy 62/412. This large home needs a bit of updating and is available for occupancy.

ⓘ 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: $1,356 · $113/mo
• Projected year-2 tax: $1,356 · $113/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $10,500
• − Mortgage interest: −$6,391
• − Property taxes: −$1,356
• − Insurance: −$570
• − Repairs & maintenance: −$840
• − Management: −$840
• − Depreciation: −$3,319
• Taxable loss: −$2,817
• Est. tax savings @ 24.0%: +$676
• After-tax cash flow: $-136/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 — Highland

• Score: 64/100
• State rank: #169
• US rank: #14238

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Highland, 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

-25.2% since first listed

8 events — show timeline

• 2026-03-27 Price Changed $114,090 CARMLS
• 2026-02-03 Listed $125,000 CARMLS
• 2024-11-13 Sold (Public Records) $179,477 Public Records
• 2021-08-27 Sold (Public Records) $158,000 Public Records
• 2021-08-25 Sold (MLS) $158,000 CARMLS
• 2021-08-06 Pending — CARMLS
• 2021-07-24 Listing Removed — CARMLS
• 2021-06-16 Listed $152,500 CARMLS

Property tax history

+22.1%/yr

Latest (2025): $1,356 · +930.6% YoY. Source: county tax records.