103 Maple St · Omaha, AR 72662

$99,900

3 bd · 1.0 ba · 1,510 sqft · SingleFamily public records · 98 Days on market

Built 1956 0.60 ac lot $66/sqft · 49% below area Est $198k · 49% 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 +25.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.5/10.0
• 1% rule +6.7/10.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity awaits with this property located in the heart of Omaha! This home offers excellent potential for investors, flippers, or buyers looking for a remodel project. With solid bones and a layout ready for updates, this property is a great candidate for renovation and value-add improvements. The home is conveniently located near schools, local amenities, and just a short drive to Harrison and Branson, making it appealing for future resale or rental potential. Whether you're looking to flip, create a long-term rental, or customize a home to your liking, this property provides a great opportunity to bring your vision to life in a desirable small-town location. Being sold as-is.

Key facts

• Long-term rental
• 0.6 acre lot
• Built 1956

Tags

• LAYOUT READY FOR UPDATES
• CANDIDATE FOR RENOVATION
• FUTURE RESALE POTENTIAL
• LONG-TERM RENTAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 2.1% in Omaha — 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 59/100 on livability (#277 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D, crime F.
• Omaha School District (rural): math 34% / reading 39% proficiency, ranked #108 of 238 in AR (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 83 active listings in the ZIP; 92 units permitted in Boone County in 2024 (72 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Boone County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $53k; list at $100k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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. Schools are D-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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.17% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.09%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (median comp): $197,625
• List price: $99,900
• Delta: -49.45%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 W College Rd	0.39mi	4/2.0 (+1)	1,488 (-2%)	4mo	$164,000	$110	67
9336 Stonegate Dr	0.56mi	3/2.0	1,394 (-8%)	10mo	$229,900	$165	49

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: 31.7%
• Equity multiple: 3.48×
• Total profit: $69,410
• Equity at exit: $89,998

10-year hold

• IRR: 27.4%
• Equity multiple: 7.89×
• Total profit: $192,653
• Equity at exit: $194,084

Cash invested: $27,972 (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 72662

• Home prices YoY: 15.1%
• Active inventory: 83
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,172 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $235

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 75%

Sensitivity live

Price	-10% $304	-5% $270	+0% $235	+5% $201	+10% $166
Rent	-10% $143	-5% $189	+0% $235	+5% $282	+10% $328
Rate	-1.0pp $286	-0.5pp $261	base $235	+0.5pp $209	+1.0pp $183

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $99,900 Active 98 DOM
2. 2026-06-19
   days on market $99,900 Active 96 DOM
3. 2026-06-18
   days on market $99,900 Active 95 DOM
4. 2026-06-17
   days on market $99,900 Active 94 DOM
5. 2026-06-16
   days on market $99,900 Active 93 DOM
6. 2026-06-15
   days on market $99,900 Active 92 DOM
7. 2026-06-14
   days on market $99,900 Active 90 DOM
8. 2026-06-12
   days on market $99,900 Active 89 DOM
9. 2026-06-09
   days on market $99,900 Active 86 DOM
10. 2026-06-08
    days on market $99,900 Active 85 DOM
11. 2026-06-07
    days on market $99,900 Active 84 DOM
12. 2026-06-07
    days on market $99,900 Active 83 DOM
13. 2026-06-04
    days on market $99,900 Active 80 DOM
14. 2026-06-02
    days on market $99,900 Active 79 DOM
15. 2026-06-01
    days on market $99,900 Active 78 DOM
16. 2026-05-31
    days on market $99,900 Active 77 DOM
17. 2026-05-31
    days on market $99,900 Active 76 DOM
18. 2026-03-15
    listed $99,900 Active 690-char remark

    Show marketing remark (690 chars)

    Opportunity awaits with this property located in the heart of Omaha! This home offers excellent potential for investors, flippers, or buyers looking for a remodel project. With solid bones and a layout ready for updates, this property is a great candidate for renovation and value-add improvements. The home is conveniently located near schools, local amenities, and just a short drive to Harrison and Branson, making it appealing for future resale or rental potential. Whether you're looking to flip, create a long-term rental, or customize a home to your liking, this property provides a great opportunity to bring your vision to life in a desirable small-town location. Being sold as-is.

19. 2008-02-26
    soldstatus $53,000
20. 2006-09-21
    soldstatus $43,000

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $14,061
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − Depreciation: −$2,906
• Taxable income: $1,311
• Est. tax owed @ 24.0%: −$315
• After-tax cash flow: $2,509/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: Omaha School District
• NCES district ID: 0510920
• Math proficiency: 34% ▼ -13.00%
• Reading proficiency: 39% ▼ -13.00%
• Median HH income: $39,672
• Composite: 30.59/100
• National rank: #6198
• State rank: #108 of 238 in AR

Livability — Omaha

• Score: 59/100
• State rank: #277
• US rank: #19624

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Omaha, AR
• Population (ZIP): 2,935

Population outlook (Boone County) Hauer SSP2

• Today (2025): 37,238 people
• By 2030: 36,808 · -1.2%
• By 2040: 35,597 · -4.4%
• By 2050: 34,197 · -8.2%
• By 2075: 30,503 · -18.1%
• By 2100: 25,797 · -30.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Slovak 7% Lithuanian 4% Serbian 3%

Political lean MEDSL · Boone

• 2024 margin: Solid R (+65.0) · D 16.7% · R 81.6% · Other 1.7%
• 2008→2024 swing: -25.3pp toward R · 2008: -39.7pp · 2024: -65.0pp
• All cycles: 2024: R+65.0 2020: R+61.9 2016: R+58.5 2012: R+48.0 2008: R+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 39.20%
• Current HPI: 298.4054
• 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

+132.3% since first listed

3 events — show timeline

• 2026-03-15 Listed $99,900 NWARMLS
• 2008-02-26 Sold (Public Records) $53,000 Public Records
• 2006-09-21 Sold (Public Records) $43,000 Public Records

Property tax history

-11.0%/yr

Latest (2023): $43 · -40.8% YoY. Source: county tax records.