103 Oak St · Bull Shoals, AR 72619

$75,000

2 bd · 1.0 ba · 822 sqft · SingleFamily public records · 126 Days on market

Built 1988 0.30 ac lot $91/sqft · 36% below area Est $125k · 40% 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 +29.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for an affordable investment or a cozy place to make your own? This 880 sq ft home at 103 Oak St offers tons of potential in a quiet neighborhood just minutes from beautiful Bull Shoals Lake and the world-famous White River. This compact home is ready for updates and repairs, making it a great project for investors, flippers, or buyers wanting to build sweat equity. With the right vision, this property could shine as a weekend retreat, rental, or full-time residence. Situated on a manageable lot within city limits, you’ll enjoy convenient access to local shops, dining, and outdoor recreation. Whether you’re looking to downsize, invest, or renovate, this property is priced with potential in mind. Bring your tools and imagination — opportunities at this price point in Bull Shoals don’t last long!

Key facts

• Outdoor recreation
• Quiet neighborhood
• 0.3 acre lot

Tags

• QUIET NEIGHBORHOOD
• POTENTIAL IN A MANAGEABLE LOT
• OUTDOOR RECREATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($914 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 2.6% in Bull Shoals — 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 67/100 on livability (#92 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A; Watch: amenities F, commute F, employment D-.
• Flippin School District (rural): math 34% / reading 30% proficiency, ranked #143 of 238 in AR (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Flippin Elementary School (math 37% / reading 17%, grade F, #333 of 454 statewide, top 75%, 405 students, 100% FRL); Flippin Middle School (math 39% / reading 33%, grade F, #117 of 201 statewide, top 58%, 243 students, 100% FRL); Flippin High School (math 27% / reading 32%, grade F, #142 of 292 statewide, top 53%, 267 students, 100% FRL) — zoned schools average 100% FRL vs 60% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 75 active listings in the ZIP; 237 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Marion County population projected at -24% 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 $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $14k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $75k implies a 200% gain — meaningful room to come down on a strong offer.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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. 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. 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: 1.22% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.35%
• DSCR: 1.68
• GRM: 6.8

CMA / ARV

• ARV (median comp): $124,664
• List price: $75,000
• Delta: -39.84%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.0%
• Equity multiple: 1.23×
• Total profit: $4,931
• Equity at exit: $11,183

10-year hold

• IRR: 15.4%
• Equity multiple: 2.25×
• Total profit: $26,219
• Equity at exit: $6,485

Cash invested: $21,000 (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 72619

• Home prices YoY: -22.1%
• Active inventory: 75
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $914 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$29 /mo · $345/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $269

Break-even live

Break-even rent $574

Max offer price $75,000

Occupancy floor 66%

Sensitivity live

Price	-10% $311	-5% $290	+0% $269	+5% $247	+10% $226
Rent	-10% $196	-5% $233	+0% $269	+5% $305	+10% $341
Rate	-1.0pp $306	-0.5pp $288	base $269	+0.5pp $249	+1.0pp $229

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-22
   days on market $75,000 Active 126 DOM
2. 2026-06-21
   days on market $75,000 Active 125 DOM
3. 2026-06-19
   days on market $75,000 Active 123 DOM
4. 2026-06-18
   days on market $75,000 Active 122 DOM
5. 2026-06-17
   days on market $75,000 Active 121 DOM
6. 2026-06-16
   days on market $75,000 Active 120 DOM
7. 2026-06-15
   days on market $75,000 Active 119 DOM
8. 2026-06-14
   days on market $75,000 Active 117 DOM
9. 2026-06-12
   days on market $75,000 Active 116 DOM
10. 2026-06-09
    days on market $75,000 Active 113 DOM
11. 2026-06-08
    days on market $75,000 Active 112 DOM
12. 2026-06-07
    days on market $75,000 Active 111 DOM
13. 2026-06-05
    days on market $75,000 Active 108 DOM
14. 2026-06-03
    days on market $75,000 Active 107 DOM
15. 2026-06-02
    days on market $75,000 Active 106 DOM
16. 2026-06-01
    days on market $75,000 Active 105 DOM
17. 2026-05-31
    days on market $75,000 Active 104 DOM
18. 2026-05-30
    days on market $75,000 Active 103 DOM
19. 2026-03-18
    price $75,000 837-char remark

    Show marketing remark (837 chars)

    Looking for an affordable investment or a cozy place to make your own? This 880 sq ft home at 103 Oak St offers tons of potential in a quiet neighborhood just minutes from beautiful Bull Shoals Lake and the world-famous White River. This compact home is ready for updates and repairs, making it a great project for investors, flippers, or buyers wanting to build sweat equity. With the right vision, this property could shine as a weekend retreat, rental, or full-time residence. Situated on a manageable lot within city limits, you’ll enjoy convenient access to local shops, dining, and outdoor recreation. Whether you’re looking to downsize, invest, or renovate, this property is priced with potential in mind. Bring your tools and imagination — opportunities at this price point in Bull Shoals don’t last long!

20. 2026-03-17
    price $75,000 837-char remark

    Show marketing remark (837 chars)

    Looking for an affordable investment or a cozy place to make your own? This 880 sq ft home at 103 Oak St offers tons of potential in a quiet neighborhood just minutes from beautiful Bull Shoals Lake and the world-famous White River. This compact home is ready for updates and repairs, making it a great project for investors, flippers, or buyers wanting to build sweat equity. With the right vision, this property could shine as a weekend retreat, rental, or full-time residence. Situated on a manageable lot within city limits, you’ll enjoy convenient access to local shops, dining, and outdoor recreation. Whether you’re looking to downsize, invest, or renovate, this property is priced with potential in mind. Bring your tools and imagination — opportunities at this price point in Bull Shoals don’t last long!

21. 2026-03-17
    price $75,000

    Show marketing remark (837 chars)

    Looking for an affordable investment or a cozy place to make your own? This 880 sq ft home at 103 Oak St offers tons of potential in a quiet neighborhood just minutes from beautiful Bull Shoals Lake and the world-famous White River. This compact home is ready for updates and repairs, making it a great project for investors, flippers, or buyers wanting to build sweat equity. With the right vision, this property could shine as a weekend retreat, rental, or full-time residence. Situated on a manageable lot within city limits, you’ll enjoy convenient access to local shops, dining, and outdoor recreation. Whether you’re looking to downsize, invest, or renovate, this property is priced with potential in mind. Bring your tools and imagination — opportunities at this price point in Bull Shoals don’t last long!

22. 2026-02-16
    listed $89,500 Active 837-char remark

    Show marketing remark (837 chars)

    Looking for an affordable investment or a cozy place to make your own? This 880 sq ft home at 103 Oak St offers tons of potential in a quiet neighborhood just minutes from beautiful Bull Shoals Lake and the world-famous White River. This compact home is ready for updates and repairs, making it a great project for investors, flippers, or buyers wanting to build sweat equity. With the right vision, this property could shine as a weekend retreat, rental, or full-time residence. Situated on a manageable lot within city limits, you’ll enjoy convenient access to local shops, dining, and outdoor recreation. Whether you’re looking to downsize, invest, or renovate, this property is priced with potential in mind. Bring your tools and imagination — opportunities at this price point in Bull Shoals don’t last long!

23. 2026-02-16
    listed $89,500 New Listing 837-char remark

    Show marketing remark (837 chars)

    Looking for an affordable investment or a cozy place to make your own? This 880 sq ft home at 103 Oak St offers tons of potential in a quiet neighborhood just minutes from beautiful Bull Shoals Lake and the world-famous White River. This compact home is ready for updates and repairs, making it a great project for investors, flippers, or buyers wanting to build sweat equity. With the right vision, this property could shine as a weekend retreat, rental, or full-time residence. Situated on a manageable lot within city limits, you’ll enjoy convenient access to local shops, dining, and outdoor recreation. Whether you’re looking to downsize, invest, or renovate, this property is priced with potential in mind. Bring your tools and imagination — opportunities at this price point in Bull Shoals don’t last long!

24. 2026-02-16
    listed $89,500 Active

    Show marketing remark (837 chars)

    Looking for an affordable investment or a cozy place to make your own? This 880 sq ft home at 103 Oak St offers tons of potential in a quiet neighborhood just minutes from beautiful Bull Shoals Lake and the world-famous White River. This compact home is ready for updates and repairs, making it a great project for investors, flippers, or buyers wanting to build sweat equity. With the right vision, this property could shine as a weekend retreat, rental, or full-time residence. Situated on a manageable lot within city limits, you’ll enjoy convenient access to local shops, dining, and outdoor recreation. Whether you’re looking to downsize, invest, or renovate, this property is priced with potential in mind. Bring your tools and imagination — opportunities at this price point in Bull Shoals don’t last long!

25. 2018-04-06
    soldstatus $25,000
26. 2018-04-02
    soldstatus $25,000
27. 2018-03-19
    listed $29,900
28. 2007-05-25
    soldstatus $40,000
29. 2002-03-25
    soldstatus $18,000

ⓘ 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: $345 · $29/mo
• Projected year-2 tax: $480 · $40/mo
• Expected delta: +$135/yr (+$11/mo · 39.1%)

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

Taxation est. · year 1

• Rental income: $10,966
• − Mortgage interest: −$4,201
• − Property taxes: −$345
• − Insurance: −$375
• − Repairs & maintenance: −$877
• − Management: −$877
• − Depreciation: −$2,182
• Taxable income: $2,109
• Est. tax owed @ 24.0%: −$506
• After-tax cash flow: $2,718/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: Flippin School District
• NCES district ID: 0506150
• Math proficiency: 34% ▼ -13.00%
• Reading proficiency: 30% ▼ -12.00%
• Median HH income: $35,855
• Composite: 26.54/100
• National rank: #7194
• State rank: #143 of 238 in AR

Livability — Bull Shoals

• Score: 67/100
• State rank: #92
• US rank: #10104

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: Bull Shoals, AR
• City population: 1,671
• Population (ZIP): 1,671

Population outlook (Marion County) Hauer SSP2

• Today (2025): 14,979 people
• By 2030: 14,153 · -5.5%
• By 2040: 12,546 · -16.2%
• By 2050: 11,386 · -24.0%
• By 2075: 9,663 · -35.5%
• By 2100: 8,248 · -44.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Asian 4% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 5% Romanian 3% Italian 3%
• Foreign-born: 4% · China, Canada
• Languages at home: 97% English-only · Other Asian/Pacific 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+60.2) · D 19.1% · R 79.3% · Other 1.5%
• 2008→2024 swing: -30.3pp toward R · 2008: -29.9pp · 2024: -60.2pp
• All cycles: 2024: R+60.2 2020: R+56.7 2016: R+55.1 2012: R+39.1 2008: R+29.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.66%
• Current HPI: 168.1902
• 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

+316.7% since first listed

11 events — show timeline

• 2026-03-18 Price Changed $75,000 CARMLS
• 2026-03-17 Price Changed $75,000 MHMLS
• 2026-03-17 Price Changed $75,000 NWARMLS
• 2026-02-16 Listed $89,500 MHMLS
• 2026-02-16 Listed $89,500 NWARMLS
• 2026-02-16 Listed $89,500 CARMLS
• 2018-04-06 Sold (MLS) $25,000 MHMLS
• 2018-04-02 Sold (Public Records) $25,000 Public Records
• 2018-03-19 Listed $29,900 MHMLS
• 2007-05-25 Sold (Public Records) $40,000 Public Records
• 2002-03-25 Sold (Public Records) $18,000 Public Records

Property tax history

-1.1%/yr

Latest (2025): $345 · +0.0% YoY. Source: county tax records.