561 Blueberry Hill Rd · Winslow, AR 72959

$1

3 bd · 1.0 ba · 1,432 sqft · SingleFamily public records · 15 Days on market

Built 1885 0.72 ac lot

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +3.4/30.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Auction 06/24/2026 at 1:00 PM Opportunity awaits with this 1,432± sq. ft. fixer-upper situated on 0.72± acres in Winslow, Arkansas. This property offers plenty of potential for investors, renovators, or buyers looking to create their own space. The home is complemented by multiple outbuildings, providing ample storage, workshop space, or room for hobbies and projects. Conveniently located just minutes from Highway 71, you'll enjoy easy access while still benefiting from the charm and privacy of a smaller community setting. Bring your vision and transform this property into something special.

Key facts

• Workshop space
• Ample storage
• 0.72 acre lot

Tags

• MULTIPLE OUTBUILDINGS
• AMPLE STORAGE
• WORKSHOP SPACE

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Electricity available; Water service available
• Home design: Single-family residence; One story; House structure
• Construction: Metal siding; Asphalt shingle roof
• Exterior features: Front porch; Fully fenced yard with chain link fencing; Cleared lot; Gravel road access (publicly maintained)

Interior

• Flooring: Wood
• Bathrooms: 1 full bathroom
• Interior features: Wood flooring
• Laundry & utility: No laundry hookups listed

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $254,896 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $-786 ($-9k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).

Location & tenants

• Location reads 59/100 on livability (#280 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, crime F, amenities F.
• Greenland School District (suburban): math 25% / reading 29% proficiency, ranked #168 of 238 in AR (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Greenland Elementary School (math 37% / reading 27%, grade F, #278 of 454 statewide, top 64%, 279 students, 73% FRL); Greenland High School (math 12% / reading 32%, grade F, #213 of 292 statewide, top 77%, 269 students, 66% FRL) — zoned schools average 70% FRL vs 52% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 35 active listings in the ZIP; 3,494 units permitted in Washington County in 2024 (1,497 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Washington County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 382344.0% of price; built in 1885 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1885 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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. 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?
8. 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.
9. 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.
10. 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: 0.48% ✗
• Cap rate: 2.59%
• Cash-on-cash: -13.22%
• DSCR: 0.41
• GRM: 17.2

CMA / ARV

• ARV (on-the-fly): $254,896
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
327 Maple Dr	0.32mi	3/2.0	1,350 (-6%)	2mo	$240,000	$178	70
256 Hill St	0.33mi	3/2.0	1,288 (-10%)	16mo	$207,500	$161	51

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: 15.1%
• Equity multiple: 2.24×
• Total profit: $88,751
• Equity at exit: $229,631

10-year hold

• IRR: 14.8%
• Equity multiple: 5.21×
• Total profit: $300,786
• Equity at exit: $495,207

Cash invested: $71,371 (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 72959

• Home prices YoY: 8.7%
• Active inventory: 35

Monthly cashflow live

• Estimated rent: $1,234 medium
• Mortgage (P&I): −$1,337
• Tax est. 1.5%: −$319 /mo · $3,823/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $-786

Break-even live

Break-even rent $2,230

Max offer price $141,093

Occupancy floor —

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: $63,724
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $1 Active 15 DOM
2. 2026-06-17
   days on market $1 Active 14 DOM
3. 2026-06-16
   days on market $1 Active 13 DOM
4. 2026-06-15
   days on market $1 Active 12 DOM
5. 2026-06-14
   days on market $1 Active 10 DOM
6. 2026-06-10
   days on market $1 Active 7 DOM
7. 2026-06-09
   days on market $1 Active 6 DOM
8. 2026-06-08
   days on market $1 Active 5 DOM
9. 2026-06-07
   days on market $1 Active 4 DOM
10. 2026-06-03
    remarks 601-char remark
11. 2026-06-03
    listed $1 Active 1 DOM

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,811
• − Mortgage interest: −$14,278
• − Property taxes: −$3,823
• − Insurance: −$1,274
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$7,415
• Taxable loss: −$14,350
• Est. tax savings @ 24.0%: +$3,444
• After-tax cash flow: $-5,994/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: Greenland School District
• NCES district ID: 0506930
• Math proficiency: 25% ▼ -12.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $43,761
• Composite: 23.11/100
• National rank: #7960
• State rank: #168 of 238 in AR

Livability — Winslow

• Score: 59/100
• State rank: #280
• US rank: #19670

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winslow, AR
• Population (ZIP): 2,957

Population outlook (Washington County) Hauer SSP2

• Today (2025): 271,748 people
• By 2030: 296,414 · +9.1%
• By 2040: 346,874 · +27.6%
• By 2050: 398,552 · +46.7%
• By 2075: 523,309 · +92.6%
• By 2100: 615,280 · +126.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Slovak 2% Italian 2% Scottish 2%
• Foreign-born: 3%
• Languages at home: 99% English-only · Russian/Polish/Slavic 1%

Political lean MEDSL · Washington

• 2024 margin: Lean R (+6.7) · D 45.1% · R 51.7% · Other 3.2%
• 2008→2024 swing: +6.4pp toward D · 2008: -13.1pp · 2024: -6.7pp
• All cycles: 2024: R+6.7 2020: R+3.9 2016: R+10.4 2012: R+16.3 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.03%
• Current HPI: 289.0221
• 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

+41.8% since first listed

3 events — show timeline

• 2026-06-03 Listed $1 WRVBOR
• 2003-07-30 Sold (Public Records) $78,000 Public Records
• 2002-08-23 Sold (Public Records) $55,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $807 · +7.6% YoY. Source: county tax records.