4429 Highway 282 · Rudy, AR 72956

$1

3 bd · 1.0 ba · 1,904 sqft · SingleFamily public records · 32 Days on market

5.40 ac lot

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Why this score? — see what drove the F 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 +7.5/15.0
• Rent growth +3.7/5.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Cash flow +0.2/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Auction 06/24/2026 at 11:00 AM Nestled on 5.4 acres in a beautiful park-like setting, this well-maintained property offers the perfect blend of comfort, space, and functionality. The 1,906 square foot brick home features 3 bedrooms, 1 bathroom, and a bonus room that provides flexibility for an office, playroom, or additional living space. Outside, you’ll find a large 30x40 shop building and an RV carport, offering ample room for hobbies, storage, or equipment. With room to expand and plenty of outdoor space to enjoy, this property provides peaceful country living while still offering convenience and versatility.

Key facts

• Rv carport
• Park-like setting
• Outdoor space

Tags

• 5.4 ACRES
• PARK-LIKE SETTING
• LARGE SHOP BUILDING
• RV CARPORT
• OUTDOOR SPACE
• PEACEFUL COUNTRY LIVING

Property features AI

Exterior

• Parking: 2 covered parking spaces; Attached carport; Gravel and concrete surfaces
• Security: Smoke detectors
• Utilities: Public water; Septic tank; Electricity available
• Home design: Single-family house; One story
• Construction: Brick construction; Shingle roof
• Exterior features: Covered patio and porch; Porch; Patio; Partial wire fencing; Outbuilding

Interior

• Kitchen: Dishwasher; Range; Electric water heater
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Ceiling fans; Eat-in kitchen; Storage; Wood-burning fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $420,784 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $-2k ($-23k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).

Location & tenants

• Location reads 60/100 on livability (#274 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B; Watch: employment C-, amenities F, commute F.
• Van Buren School District (suburban): math 41% / reading 41% proficiency, ranked #62 of 238 in AR (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Van Buren High School (math 25% / reading 44%, grade F, #92 of 292 statewide, top 37%, 1,228 students, 48% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: Rents rising fast (+4.8%/yr); 247 active listings in the ZIP; 47 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Crawford County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 631176.0% of price.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1

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 32 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
7. 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.
8. 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.
9. 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: 0.31% ✗
• Cap rate: 0.93%
• Cash-on-cash: -19.15%
• DSCR: 0.15
• GRM: 26.9

CMA / ARV

• ARV (on-the-fly): $420,784
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5105 Highway 282	0.72mi	3/2.0	1,947 (+2%)	20mo	$430,000	$221	42

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 · 4.76% rent growth · sell at horizon

5-year hold

• IRR: -53.9%
• Equity multiple: -0.57×
• Total profit: $-185,545
• Equity at exit: $62,740

10-year hold

• IRR: —
• Equity multiple: -1.59×
• Total profit: $-305,679
• Equity at exit: $36,382

Cash invested: $117,820 (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 72956

• Rents YoY: 4.8%
• Active inventory: 247

Monthly cashflow live

• Estimated rent: $1,301 medium
• Mortgage (P&I): −$2,207
• Tax est. 1.5%: −$526 /mo · $6,312/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $-1,880

Break-even live

Break-even rent $3,681

Max offer price $148,775

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: $105,196
• Closing costs: $12,624
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $1 Active 32 DOM
2. 2026-06-18
   days on market $1 Active 31 DOM
3. 2026-06-17
   days on market $1 Active 30 DOM
4. 2026-06-16
   days on market $1 Active 29 DOM
5. 2026-06-15
   days on market $1 Active 28 DOM
6. 2026-06-14
   days on market $1 Active 26 DOM
7. 2026-06-13
   days on market $1 Active 25 DOM
8. 2026-06-10
   days on market $1 Active 23 DOM
9. 2026-06-09
   days on market $1 Active 22 DOM
10. 2026-06-08
    days on market $1 Active 21 DOM
11. 2026-06-07
    days on market $1 Active 20 DOM
12. 2026-06-05
    days on market $1 Active 17 DOM
13. 2026-06-03
    days on market $1 Active 16 DOM
14. 2026-06-02
    days on market $1 Active 15 DOM
15. 2026-06-01
    days on market $1 Active 14 DOM
16. 2026-05-31
    days on market $1 Active 13 DOM
17. 2026-05-30
    days on market $1 Active 12 DOM
18. 2026-05-18
    listed $1 Active
19. 1999-04-22
    soldstatus $85,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,618
• − Mortgage interest: −$23,570
• − Property taxes: −$6,312
• − Insurance: −$2,104
• − Repairs & maintenance: −$1,249
• − Management: −$1,249
• − Depreciation: −$12,241
• Taxable loss: −$31,108
• Est. tax savings @ 24.0%: +$7,466
• After-tax cash flow: $-15,091/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: Van Buren School District
• NCES district ID: 0513410
• Math proficiency: 41% ▼ -8.00%
• Reading proficiency: 41% ▼ -4.00%
• Median HH income: $40,350
• Composite: 34.41/100
• National rank: #5201
• State rank: #62 of 238 in AR

Livability — Rudy

• Score: 60/100
• State rank: #274
• US rank: #19495

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Crawford County · 34,546 people
• Metro: Fort Smith, AR-OK
• Population (ZIP): 34,546
• Household income: $62,988
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 571.0

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 62,108 people
• By 2030: 61,519 · -0.9%
• By 2040: 59,735 · -3.8%
• By 2050: 57,521 · -7.4%
• By 2075: 53,143 · -14.4%
• By 2100: 49,596 · -20.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 12% Two or more races 11% Asian 2% Native American 1% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+58.2) · D 19.9% · R 78.1% · Other 2.0%
• 2008→2024 swing: -12.1pp toward R · 2008: -46.0pp · 2024: -58.2pp
• All cycles: 2024: R+58.2 2020: R+56.7 2016: R+55.0 2012: R+49.9 2008: R+46.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -156.05%
• Current HPI: 221.3066
• Rent YoY: ▲ 4.76%
• Metro: Fort Smith, AR-OK
• 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

• 2026-05-18 Listed $1 WRVBOR
• 1999-04-22 Sold (Public Records) $85,000 Public Records

Property tax history

-3.8%/yr

Latest (2025): $324 · -23.6% YoY. Source: county tax records.