606 Dove Ln · Horseshoe Bend, AR 72512

$109,500

2 bd · 1.5 ba · 1,092 sqft · SingleFamily public records · 43 Days on market

Built 1989 0.35 ac lot Est $122k · 10% under

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Why this score? — see what drove the C+ 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 +26.1/30.0
• ARV discount +12.2/15.0
• DSCR +8.8/10.0
• 1% rule +6.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

When you come into this home you have a large open living room to the dining room with sliding glass doors leading out to a nice deck. Off the dining room you have a cute kitchen that leads to the laundry room/pantry and out to the garage which also has a storage room build. Off the living room you have a bedroom with a bath and other side is Large Master/walk in closet/master bath. New windows bring in so much natural light!This home has been fully remodeled and very updated! This will not last long!

Key facts

• Full kitchen
• Laundry room
• Car port

Tags

• BACK PATIO
• FULL KITCHEN
• DINING
• LAUNDRY ROOM
• MUD ROOM
• CAR PORT

Property features AI

Finance

• Other: Approximate lot dimensions 164 x 94 (0.35 acre)
• Financial info: Financing options include conventional loans, cash, or in-house financing
• HOA & community: HOA dues paid annually; Community amenities include clubhouse, marina, golf course, fitness/bike trail, and senior community; Near airport

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer; Electric served by co-op; Fiber internet available
• Home design: Metal and vinyl siding with wood accents; Crawl space foundation; 3-tab shingle roof; Located inside city limits
• Construction: Metal/Vinyl siding and wood construction; Crawl space foundation; 3-tab shingle roof
• Exterior features: Patio; Paved road access; Sloped lot

Interior

• Kitchen: Free-standing stove; Microwave; Refrigerator included
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Vinyl flooring; Laundry room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $106k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 6.1% in Horseshoe Bend — 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 64/100 on livability (#183 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools F, amenities F, commute F.
• Izard CountyConsolidated School District (rural): math 27% / reading 29% proficiency, ranked #171 of 238 in AR (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 442 active listings in the ZIP; 6 units permitted in Izard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $757 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Izard County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

Recommended offer $106,215 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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: 1.19% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.80%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $122,304
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 N Bend Dr	0.49mi	2/1.5	1,120 (+3%)	7mo	$138,000	$123	67
1001 W Cardinal Dr	0.15mi	2/1.5	1,024 (-6%)	20mo	$112,000	$109	66
414 Dove Ln	0.25mi	2/1.0	1,024 (-6%)	16mo	$92,500	$90	62
406 #8 Pioneer Cir Unit 8	0.38mi	2/1.5	936 (-14%)	23mo	$105,000	$112	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-152
• Equity at exit: $16,327

10-year hold

• IRR: 9.5%
• Equity multiple: 1.74×
• Total profit: $22,574
• Equity at exit: $9,468

Cash invested: $30,660 (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 72512

• Home prices YoY: -8.3%
• Active inventory: 442
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,307 medium
• Mortgage (P&I): −$574
• Tax est. 1.5%: −$137 /mo · $1,642/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $276

Break-even live

Break-even rent $958

Max offer price $109,500

Occupancy floor 74%

Sensitivity live

Price	-10% $352	-5% $314	+0% $276	+5% $238	+10% $200
Rent	-10% $173	-5% $224	+0% $276	+5% $328	+10% $379
Rate	-1.0pp $331	-0.5pp $304	base $276	+0.5pp $248	+1.0pp $219

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: $27,375
• Closing costs: $3,285
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $109,500 Active 43 DOM
2. 2026-06-18
   days on market $109,500 Active 42 DOM
3. 2026-06-17
   days on market $109,500 Active 41 DOM
4. 2026-06-16
   days on market $109,500 Active 40 DOM
5. 2026-06-15
   days on market $109,500 Active 39 DOM
6. 2026-06-14
   days on market $109,500 Active 37 DOM
7. 2026-06-12
   days on market $109,500 Active 36 DOM
8. 2026-06-09
   days on market $109,500 Active 33 DOM
9. 2026-06-08
   days on market $109,500 Active 32 DOM
10. 2026-06-07
    days on market $109,500 Active 31 DOM
11. 2026-06-07
    days on market $109,500 Active 30 DOM
12. 2026-06-04
    days on market $109,500 Active 27 DOM
13. 2026-06-02
    days on market $109,500 Active 26 DOM
14. 2026-06-01
    days on market $109,500 Active 25 DOM
15. 2026-05-31
    days on market $109,500 Active 24 DOM
16. 2026-05-31
    days on market $109,500 Active 23 DOM
17. 2026-05-07
    listed $109,500 New Listing
18. 2025-10-22
    soldstatus $115,000
19. 2022-07-12
    soldstatus $119,900
20. 2022-06-30
    soldstatus $119,900 Sold 507-char remark

    Show marketing remark (507 chars)

    When you come into this home you have a large open living room to the dining room with sliding glass doors leading out to a nice deck. Off the dining room you have a cute kitchen that leads to the laundry room/pantry and out to the garage which also has a storage room build. Off the living room you have a bedroom with a bath and other side is Large Master/walk in closet/master bath. New windows bring in so much natural light!This home has been fully remodeled and very updated! This will not last long!

21. 2022-06-15
    status Under Contract 507-char remark

    Show marketing remark (507 chars)

    When you come into this home you have a large open living room to the dining room with sliding glass doors leading out to a nice deck. Off the dining room you have a cute kitchen that leads to the laundry room/pantry and out to the garage which also has a storage room build. Off the living room you have a bedroom with a bath and other side is Large Master/walk in closet/master bath. New windows bring in so much natural light!This home has been fully remodeled and very updated! This will not last long!

22. 2022-04-22
    listed $124,900 New Listing 507-char remark

    Show marketing remark (507 chars)

    When you come into this home you have a large open living room to the dining room with sliding glass doors leading out to a nice deck. Off the dining room you have a cute kitchen that leads to the laundry room/pantry and out to the garage which also has a storage room build. Off the living room you have a bedroom with a bath and other side is Large Master/walk in closet/master bath. New windows bring in so much natural light!This home has been fully remodeled and very updated! This will not last long!

23. 2017-09-12
    soldstatus $18,000
24. 1989-10-01
    soldstatus $30,000

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $15,685
• − Mortgage interest: −$6,134
• − Property taxes: −$1,642
• − Insurance: −$548
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$3,185
• Taxable income: $1,667
• Est. tax owed @ 24.0%: −$400
• After-tax cash flow: $2,911/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: Izard CountyConsolidated School District
• NCES district ID: 0500021
• Math proficiency: 27% ▼ -15.00%
• Reading proficiency: 29% ▼ -16.00%
• Median HH income: $30,245
• Composite: 22.66/100
• National rank: #8047
• State rank: #171 of 238 in AR

Livability — Horseshoe Bend

• Score: 64/100
• State rank: #183
• US rank: #14584

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Horseshoe Bend, AR
• City population: 2,458
• Population (ZIP): 2,458

Population outlook (Izard County) Hauer SSP2

• Today (2025): 13,018 people
• By 2030: 12,761 · -2.0%
• By 2040: 12,331 · -5.3%
• By 2050: 12,041 · -7.5%
• By 2075: 11,516 · -11.5%
• By 2100: 10,549 · -19.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 11% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Lithuanian 4% Serbian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Izard

• 2024 margin: Solid R (+65.9) · D 16.0% · R 81.9% · Other 2.1%
• 2008→2024 swing: -39.1pp toward R · 2008: -26.9pp · 2024: -65.9pp
• All cycles: 2024: R+65.9 2020: R+62.1 2016: R+54.3 2012: R+37.8 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.58%
• Current HPI: 184.0807
• 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

+265.0% since first listed

8 events — show timeline

• 2026-05-07 Listed $109,500 CARMLS
• 2025-10-22 Sold (Public Records) $115,000 Public Records
• 2022-07-12 Sold (Public Records) $119,900 Public Records
• 2022-06-30 Sold (MLS) $119,900 CARMLS
• 2022-06-15 Pending — CARMLS
• 2022-04-22 Listed $124,900 CARMLS
• 2017-09-12 Sold (Public Records) $18,000 Public Records
• 1989-10-01 Sold (Public Records) $30,000 Public Records

Property tax history

-14.3%/yr

Latest (2025): $72 · -85.8% YoY. Source: county tax records.