3618 62-412 · Hardy, AR 72542

$179,500

3 bd · 2.0 ba · 2,760 sqft · SingleFamily · 245 Days on market

Built 1988 Good condition 0.38 ac lot $65/sqft · 30% below area Est $256k · 30% under ↓ 5% since listing

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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 +16.5/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Condition / age +3.8/5.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Opportunity only knocks once! Make your appt. today to see this 3 bedroom, 2 bath with new arch shingles, big front porch, with private concrete patio, wood burning fireplace, central electric heat and air. New luxury vinyl plank flooring in the 3-2. Newer fridge and stove stay with the property. New vanity tops in the bathrooms and new paint inside and out! The upstairs contains 13 storage units that have all kinds of possibilities! Continue for rentals, use as office space, retail store, or make a couple apartments out of them! The upper level fronts hwy 62-412 and the home faces hwy 175. Location, location, location! Check it out and you will see that this is a great deal and very unique! The current owner is utilizing the storage units at this time but when sold they will be vacant for you to do as fits you!

Key facts

• Big front porch
• New vanity tops
• 0.38 acre lot

Tags

• BIG FRONT PORCH
• PRIVATE CONCRETE PATIO
• WOOD BURNING FIREPLACE
• CENTRAL ELECTRIC HEAT
• NEW VANITY TOPS
• NEW PAINT INSIDE AND OUT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $105 ($1k/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 $170k (5.1% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#207 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A, crime B+; Watch: housing D, schools D-, amenities F.
• Highland School District (town): math 43% / reading 39% proficiency, ranked #66 of 238 in AR (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 131 active listings in the ZIP; 4 units permitted in Sharp County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Sharp County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 245 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

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 $157,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 245 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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: 0.95% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.52%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (median comp): $255,868
• List price: $179,500
• Delta: -29.85%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.1%
• Equity multiple: 3.08×
• Total profit: $104,498
• Equity at exit: $161,708

10-year hold

• IRR: 22.9%
• Equity multiple: 7.02×
• Total profit: $302,501
• Equity at exit: $348,729

Cash invested: $50,260 (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 72542

• Home prices YoY: 26.5%
• Active inventory: 131
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,704 medium
• Mortgage (P&I): −$941
• Tax est. 1.5%: −$224 /mo · $2,692/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $105

Break-even live

Break-even rent $1,570

Max offer price $179,500

Occupancy floor 89%

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: $44,875
• Closing costs: $5,385
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $179,500 Active 245 DOM
2. 2026-06-18
   days on market $179,500 Active 244 DOM
3. 2026-06-17
   days on market $179,500 Active 243 DOM
4. 2026-06-16
   days on market $179,500 Active 242 DOM
5. 2026-06-15
   days on market $179,500 Active 241 DOM
6. 2026-06-14
   days on market $179,500 Active 239 DOM
7. 2026-06-12
   days on market $179,500 Active 238 DOM
8. 2026-06-09
   days on market $179,500 Active 235 DOM
9. 2026-06-08
   days on market $179,500 Active 234 DOM
10. 2026-06-07
    days on market $179,500 Active 233 DOM
11. 2026-06-04
    days on market $179,500 Active 229 DOM
12. 2026-06-02
    days on market $179,500 Active 228 DOM
13. 2026-06-01
    days on market $179,500 Active 227 DOM
14. 2026-05-31
    days on market $179,500 Active 226 DOM
15. 2026-05-31
    days on market $179,500 Active 225 DOM
16. 2025-10-16
    listed $179,500 New Listing 823-char remark

    Show marketing remark (823 chars)

    Opportunity only knocks once! Make your appt. today to see this 3 bedroom, 2 bath with new arch shingles, big front porch, with private concrete patio, wood burning fireplace, central electric heat and air. New luxury vinyl plank flooring in the 3-2. Newer fridge and stove stay with the property. New vanity tops in the bathrooms and new paint inside and out! The upstairs contains 13 storage units that have all kinds of possibilities! Continue for rentals, use as office space, retail store, or make a couple apartments out of them! The upper level fronts hwy 62-412 and the home faces hwy 175. Location, location, location! Check it out and you will see that this is a great deal and very unique! The current owner is utilizing the storage units at this time but when sold they will be vacant for you to do as fits you!

17. 2025-08-25
    historical
18. 2024-08-24
    listed $189,500 New Listing

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,443
• − Mortgage interest: −$10,055
• − Property taxes: −$2,692
• − Insurance: −$898
• − Repairs & maintenance: −$1,635
• − Management: −$1,635
• − Depreciation: −$5,222
• Taxable loss: −$1,694
• Est. tax savings @ 24.0%: +$407
• After-tax cash flow: $1,671/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This home is in good condition with recent updates and improvements, making it a great investment opportunity.

Value-add opportunities

• Resale Paint the exterior siding — Fresh paint can make a significant difference in the home's curb appeal and overall appearance.
• Rental Replace the ceiling fans with modern ones — Modern ceiling fans can improve the home's rental appeal and make it more attractive to potential tenants.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Fresh paint can make a significant difference in the home's curb appeal and overall appearance. ↑
• Rental Replace the ceiling fans with modern ones — Modern ceiling fans can improve the home's rental appeal and make it more attractive to potential tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Highland School District
• NCES district ID: 0507770
• Math proficiency: 43% ▼ -7.00%
• Reading proficiency: 39% ▼ -9.00%
• Median HH income: $32,066
• Composite: 33.63/100
• National rank: #5400
• State rank: #66 of 238 in AR

Livability — Hardy

• Score: 62/100
• State rank: #207
• US rank: #16276

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hardy, AR
• Population (ZIP): 3,829

Population outlook (Sharp County) Hauer SSP2

• Today (2025): 16,170 people
• By 2030: 15,711 · -2.8%
• By 2040: 14,974 · -7.4%
• By 2050: 14,420 · -10.8%
• By 2075: 13,235 · -18.2%
• By 2100: 11,492 · -28.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Asian 1%
• Common ancestry: Lithuanian 9% Slovak 3% Italian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Sharp

• 2024 margin: Solid R (+62.7) · D 17.7% · R 80.4% · Other 1.9%
• 2008→2024 swing: -33.7pp toward R · 2008: -28.9pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+60.0 2016: R+54.7 2012: R+38.8 2008: R+28.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 40.05%
• Current HPI: 191.38
• 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

-5.3% since first listed

3 events — show timeline

• 2025-10-16 Listed $179,500 CARMLS
• 2025-08-25 Listing Removed — CARMLS
• 2024-08-24 Listed $189,500 CARMLS