00 Duncan Bend Trl · Augusta, AR 72006

$49,000

1 bd · 0.5 ba · 792 sqft · SingleFamily · 41 Days on market

Built 1999 0.39 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

Sportsman Special. Elevated cabin on the White River with thousands of ARG & F acreage in the area and on the river. 4 x 4 access only to secluded cabin with boat ramp on property.

Key facts

• Elevated cabin
• White river
• Secluded cabin

Tags

• ELEVATED CABIN
• BOAT RAMP
• SECLUDED CABIN
• WHITE RIVER

What this means for you Summary

Snapshot

• This is a 1-bed/0.5-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($821 rent vs $49k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#156 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Augusta School District (rural): math 23% / reading 13% proficiency, ranked #219 of 238 in AR (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 94% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 7 active listings in the ZIP; 2 units permitted in Woodruff County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($339 loan paydown + $1k appreciation (2.6% local appreciation)).
• Woodruff County population projected at -36% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Recommended offer $47,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.68% ✓
• Cap rate: 13.89%
• Cash-on-cash: 27.14%
• DSCR: 2.21
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.4%
• Equity multiple: 2.80×
• Total profit: $24,638
• Equity at exit: $20,929

10-year hold

• IRR: 33.1%
• Equity multiple: 5.47×
• Total profit: $61,351
• Equity at exit: $31,420

Cash invested: $13,720 (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 72006

• Home prices YoY: 2.1%
• Active inventory: 7
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $821 medium
• Mortgage (P&I): −$257
• Tax est. 1.5%: −$61 /mo · $735/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $310

Break-even live

Break-even rent $429

Max offer price $49,000

Occupancy floor 57%

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2025-09-02
   status Under Contract
2. 2025-07-24
   listed $49,000 New Listing

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $9,856
• − Mortgage interest: −$2,745
• − Property taxes: −$735
• − Insurance: −$245
• − Repairs & maintenance: −$789
• − Management: −$789
• − Depreciation: −$1,425
• Taxable income: $3,129
• Est. tax owed @ 24.0%: −$751
• After-tax cash flow: $2,972/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: Augusta School District
• NCES district ID: 0502670
• Math proficiency: 23% ▼ -7.00%
• Reading proficiency: 13% ▼ -8.00%
• Median HH income: $26,329
• Composite: 14.04/100
• National rank: #9468
• State rank: #219 of 238 in AR

Livability — Augusta

• Score: 65/100
• State rank: #156
• US rank: #13381

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,111

Population outlook (Woodruff County) Hauer SSP2

• Today (2025): 5,710 people
• By 2030: 5,209 · -8.8%
• By 2040: 4,329 · -24.2%
• By 2050: 3,663 · -35.8%
• By 2075: 2,831 · -50.4%
• By 2100: 2,577 · -54.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (59%)
• Race & ethnicity: White 59% Black 38% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Slovak 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Woodruff

• 2024 margin: Solid R (+32.5) · D 32.8% · R 65.3% · Other 1.9%
• 2008→2024 swing: -39.9pp toward R · 2008: 7.5pp · 2024: -32.5pp
• All cycles: 2024: R+32.5 2020: R+27.8 2016: R+8.9 2012: D+4.2 2008: D+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.60%
• Current HPI: 128.4036
• 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 events — show timeline

• 2025-09-02 Pending — CARMLS
• 2025-07-24 Listed $49,000 CARMLS