8810 Green Point Dr · Alix, AR 72821

$79,900

3 bd · 1.0 ba · 1,325 sqft · SingleFamily public records · 177 Days on market

Built 1970 9,905 sqft lot $60/sqft · 13% below area Est $92k · 13% 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 +30.0/30.0
• ARV discount +13.5/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Appreciation +7.0/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor Special! Opportunity awaits at 8810 Green Point Dr, Altus, AR 72821. This property is ideal for investors, flippers, or buyers looking to add value through renovations. With the right vision and improvements, this home has strong potential for equity growth or rental income. Put in the work and reap the rewards—properties like this don’t come around often. Property is being sold AS-IS, WHERE-IS, with no repairs or warranties expressed or implied. Cash or renovation financing recommended. Don’t miss your chance to transform this property into a solid investment.

Key facts

• 9,905 sq ft lot
• Built 1970
• Listed 177 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Ozark School District (town): math 41% / reading 38% proficiency, ranked #80 of 238 in AR (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP; 23 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($552 loan paydown + $3k appreciation (4.0% local appreciation)).
• Franklin County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; list at $80k implies a 185% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.35% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.96%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (median comp): $92,193
• List price: $79,900
• Delta: -13.33%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2422 E Coal Rd	0.35mi	2/1.0 (-1)	1,292 (-2%)	21mo	$63,000	$49	57
9730 Wandering Way	0.72mi	2/1.0 (-1)	1,152 (-13%)	3mo	$95,500	$83	38

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

Projected returns pro-forma

4.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.6%
• Equity multiple: 2.47×
• Total profit: $32,918
• Equity at exit: $40,528

10-year hold

• IRR: 24.6%
• Equity multiple: 4.82×
• Total profit: $85,540
• Equity at exit: $66,302

Cash invested: $22,372 (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 72821

• Home prices YoY: 2.5%
• Active inventory: 17
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,076 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $298

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 67%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $79,900 Active 177 DOM
2. 2026-06-17
   days on market $79,900 Active 176 DOM
3. 2026-06-16
   days on market $79,900 Active 175 DOM
4. 2026-06-15
   days on market $79,900 Active 174 DOM
5. 2026-06-14
   days on market $79,900 Active 172 DOM
6. 2026-06-10
   days on market $79,900 Active 169 DOM
7. 2026-06-09
   days on market $79,900 Active 168 DOM
8. 2026-06-08
   days on market $79,900 Active 167 DOM
9. 2026-06-07
   days on market $79,900 Active 166 DOM
10. 2026-06-05
    days on market $79,900 Active 163 DOM
11. 2026-06-03
    days on market $79,900 Active 162 DOM
12. 2026-06-02
    days on market $79,900 Active 161 DOM
13. 2026-06-01
    days on market $79,900 Active 160 DOM
14. 2026-05-31
    days on market $79,900 Active 159 DOM
15. 2026-05-31
    days on market $79,900 Active 158 DOM
16. 2026-01-12
    price $79,900 594-char remark

    Show marketing remark (594 chars)

    Investor Special! Opportunity awaits at 8810 Green Point Dr, Altus, AR 72821. This property is ideal for investors, flippers, or buyers looking to add value through renovations. With the right vision and improvements, this home has strong potential for equity growth or rental income. Put in the work and reap the rewards—properties like this don’t come around often. Property is being sold AS-IS, WHERE-IS, with no repairs or warranties expressed or implied. Cash or renovation financing recommended. Don’t miss your chance to transform this property into a solid investment.

17. 2025-12-23
    listed $85,000 Active 594-char remark

    Show marketing remark (594 chars)

    Investor Special! Opportunity awaits at 8810 Green Point Dr, Altus, AR 72821. This property is ideal for investors, flippers, or buyers looking to add value through renovations. With the right vision and improvements, this home has strong potential for equity growth or rental income. Put in the work and reap the rewards—properties like this don’t come around often. Property is being sold AS-IS, WHERE-IS, with no repairs or warranties expressed or implied. Cash or renovation financing recommended. Don’t miss your chance to transform this property into a solid investment.

18. 1993-03-01
    soldstatus $28,000

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $12,907
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,033
• − Management: −$1,033
• − Depreciation: −$2,324
• Taxable income: $2,444
• Est. tax owed @ 24.0%: −$587
• After-tax cash flow: $2,984/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: Ozark School District
• NCES district ID: 0511010
• Math proficiency: 41% ▼ -9.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $33,306
• Composite: 32.5/100
• National rank: #5703
• State rank: #80 of 238 in AR

Livability — Alix

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Alix, AR
• Population (ZIP): 2,022

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 16,946 people
• By 2030: 16,403 · -3.2%
• By 2040: 15,303 · -9.7%
• By 2050: 14,243 · -16.0%
• By 2075: 12,136 · -28.4%
• By 2100: 10,443 · -38.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 9% Hispanic / Latino 3%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+62.4) · D 17.7% · R 80.1% · Other 2.2%
• 2008→2024 swing: -23.1pp toward R · 2008: -39.3pp · 2024: -62.4pp
• All cycles: 2024: R+62.4 2020: R+61.4 2016: R+54.6 2012: R+44.4 2008: R+39.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.00%
• Current HPI: 163.2381
• 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

+185.4% since first listed

3 events — show timeline

• 2026-01-12 Price Changed $79,900 NWARMLS
• 2025-12-23 Listed $85,000 NWARMLS
• 1993-03-01 Sold (Public Records) $28,000 Public Records

Property tax history

-21.4%/yr

Latest (2025): $5 · -95.3% YoY. Source: county tax records.