108 Goldfinch Ln · Bull Shoals, AR 72619

$109,900

2 bd · 1.0 ba · 667 sqft · SingleFamily public records · 71 Days on market

$165/sqft · 12% above area Est $142k · 23% under

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Why this score? — see what drove the D+ 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 +15.2/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Livability +3.4/5.0
• 1% rule +2.9/10.0
• 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

Nestled in the scenic beauty of the Ozarks, this fully furnished condo offers the perfect blend of comfort and convenience. Located just minutes from Bull Shoals Lake, the dam, and the renowned White River, you’ll enjoy easy access to fishing, boating, and year-round outdoor recreation. Surrounded by rolling hills and mature trees, the setting provides a peaceful retreat while still being close to local amenities. Inside, the condo features a bright, welcoming layout with plenty of natural light, creating a space that feels both comfortable and functional. Whether you're seeking a weekend getaway or a full-time residence, this property offers flexibility to fit your needs. Enjoy quiet mornings, fresh air, and the natural charm that makes this area so special. Discover relaxed lake living in a location that truly has it all.

Key facts

• Garage
• Listed 70 days

Tags

• FULLY FURNISHED CONDO
• EASY ACCESS TO FISHING
• EASY ACCESS TO BOATING
• YEAR-ROUND OUTDOOR RECREATION
• BRIGHT WELCOMING LAYOUT
• PLENTY OF NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $38 ($456/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $87k (21.0% below list).
• Recommended offer: $87k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.4% 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: schools F, amenities F, commute F.
• 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.
• Market conditions: 74 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 $760 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $30k; list at $110k implies a 266% gain — meaningful room to come down on a strong offer.

Recommended offer $86,835 (21.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 21% 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. 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?
6. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.48%
• DSCR: 1.07
• GRM: 10.5

CMA / ARV

• ARV (median comp): $141,934
• List price: $109,900
• Delta: -22.57%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.0%
• Equity multiple: 0.50×
• Total profit: $-15,443
• Equity at exit: $16,386

10-year hold

• IRR: -5.3%
• Equity multiple: 0.66×
• Total profit: $-10,556
• Equity at exit: $9,502

Cash invested: $30,772 (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: 74
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $868 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$26 /mo · $310/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $38

Break-even live

Break-even rent $820

Max offer price $109,900

Occupancy floor 91%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $109,900 Active 71 DOM
2. 2026-06-18
   days on market $109,900 Active 70 DOM
3. 2026-06-17
   days on market $109,900 Active 69 DOM
4. 2026-06-16
   days on market $109,900 Active 68 DOM
5. 2026-06-15
   days on market $109,900 Active 67 DOM
6. 2026-06-14
   days on market $109,900 Active 65 DOM
7. 2026-06-12
   days on market $109,900 Active 64 DOM
8. 2026-06-09
   days on market $109,900 Active 61 DOM
9. 2026-06-08
   days on market $109,900 Active 60 DOM
10. 2026-06-07
    days on market $109,900 Active 59 DOM
11. 2026-06-05
    days on market $109,900 Active 56 DOM
12. 2026-06-03
    days on market $109,900 Active 55 DOM
13. 2026-06-02
    days on market $109,900 Active 54 DOM
14. 2026-06-01
    days on market $109,900 Active 53 DOM
15. 2026-05-31
    days on market $109,900 Active 52 DOM
16. 2026-05-30
    days on market $109,900 Active 51 DOM
17. 2026-04-09
    listed $115,000 Active 841-char remark

    Show marketing remark (841 chars)

    Nestled in the scenic beauty of the Ozarks, this fully furnished condo offers the perfect blend of comfort and convenience. Located just minutes from Bull Shoals Lake, the dam, and the renowned White River, you’ll enjoy easy access to fishing, boating, and year-round outdoor recreation. Surrounded by rolling hills and mature trees, the setting provides a peaceful retreat while still being close to local amenities. Inside, the condo features a bright, welcoming layout with plenty of natural light, creating a space that feels both comfortable and functional. Whether you're seeking a weekend getaway or a full-time residence, this property offers flexibility to fit your needs. Enjoy quiet mornings, fresh air, and the natural charm that makes this area so special. Discover relaxed lake living in a location that truly has it all.

18. 2018-06-08
    soldstatus $30,000 242-char remark

    Show marketing remark (242 chars)

    Town Home Lifestyle-Put down the rake and let someone else worry about it. 2 Bed 1.5 Bath, Quiet Area, 18x5 Deck w/ great views, New Heat Pump, basement, heated garage, well maintained home, White River and Bull Shoals lake just seconds away.

19. 2018-06-06
    soldstatus $30,000
20. 2018-05-17
    listed $39,900 242-char remark

    Show marketing remark (242 chars)

    Town Home Lifestyle-Put down the rake and let someone else worry about it. 2 Bed 1.5 Bath, Quiet Area, 18x5 Deck w/ great views, New Heat Pump, basement, heated garage, well maintained home, White River and Bull Shoals lake just seconds away.

21. 1994-05-13
    soldstatus $28,000

ⓘ 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: $310 · $26/mo
• Projected year-2 tax: $703 · $59/mo
• Expected delta: +$393/yr (+$33/mo · 126.5%)

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

Taxation est. · year 1

• Rental income: $10,420
• − Mortgage interest: −$6,156
• − Property taxes: −$310
• − Insurance: −$550
• − Repairs & maintenance: −$834
• − Management: −$834
• − Depreciation: −$3,197
• Taxable loss: −$1,460
• Est. tax savings @ 24.0%: +$350
• After-tax cash flow: $807/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

+310.7% since first listed

5 events — show timeline

• 2026-04-09 Listed $115,000 MHMLS
• 2018-06-08 Sold (MLS) $30,000 MHMLS
• 2018-06-06 Sold (Public Records) $30,000 Public Records
• 2018-05-17 Listed $39,900 MHMLS
• 1994-05-13 Sold (Public Records) $28,000 Public Records

Property tax history

-3.0%/yr

Latest (2025): $310 · +0.0% YoY. Source: county tax records.