6146 Highway 224 E · Swifton, AR 72471

$89,900

3 bd · 1.5 ba · 1,543 sqft · SingleFamily public records · 21 Days on market

Built 1970 1.38 ac lot

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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 +28.0/30.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Appreciation +4.2/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Quiet countryside just minutes from Interstate 57. Spacious home surrounded by farmland. This home is a Ranch style brick home. Kitchen and Dining area with large Laundry Rm. Hard wood floors in Living Rm. There's a patio to sit and enjoy the view. So much to offer, so much potential to make this house your own. See Agent Remarks for submitting an offer.

Key facts

• Hard wood floors
• Brick home
• Ranch style

Tags

• RANCH STYLE
• BRICK HOME
• KITCHEN AND DINING AREA
• LARGE LAUNDRY RM
• HARD WOOD FLOORS
• PATIO

Property features AI

Finance

• Financial info: Financing available: conventional loan or cash

Exterior

• Parking: Carport for 2 cars
• Utilities: Septic system; Public water; Electric service via cooperative
• Home design: Brick exterior; Not in a subdivision; Rural, level lot (approximately 1.38 acres)
• Construction: Composition roof; Slab foundation
• Exterior features: Patio; Porch; Outside storage area; Paved road access

Interior

• Kitchen: Surface range; Dishwasher; Wall oven
• Bedrooms: Includes laundry room
• Flooring: Carpet; Wood; Vinyl; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Breakfast bar
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#64 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Jackson County School District (rural): math 56% / reading 44% proficiency, ranked #21 of 238 in AR (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 3 active listings in the ZIP; 13 units permitted in Jackson County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.7%/yr); year-one equity from $622 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Jackson County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.7% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $63k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.22% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.33%
• DSCR: 1.59
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.33×
• Total profit: $8,333
• Equity at exit: $18,824

10-year hold

• IRR: 14.9%
• Equity multiple: 2.38×
• Total profit: $34,798
• Equity at exit: $17,407

Cash invested: $25,172 (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 72471

• Home prices YoY: -1.9%
• Active inventory: 3
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,101 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$81 /mo · $974/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $280

Break-even live

Break-even rent $747

Max offer price $89,900

Occupancy floor 70%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-29
   status Under Contract
2. 2026-04-07
   listed $89,900 New Listing
3. 2005-07-20
   soldstatus $63,000

ⓘ 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: $974 · $81/mo
• Projected year-2 tax: $974 · $81/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $13,210
• − Mortgage interest: −$5,036
• − Property taxes: −$974
• − Insurance: −$450
• − Repairs & maintenance: −$1,057
• − Management: −$1,057
• − Depreciation: −$2,615
• Taxable income: $2,022
• Est. tax owed @ 24.0%: −$485
• After-tax cash flow: $2,870/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: Jackson County School District
• NCES district ID: 0513230
• Math proficiency: 56% ▼ -5.00%
• Reading proficiency: 44% ▼ -12.00%
• Median HH income: $33,648
• Composite: 41.28/100
• National rank: #3518
• State rank: #21 of 238 in AR

Livability — Swifton

• Score: 69/100
• State rank: #64
• US rank: #8385

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,339

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 16,368 people
• By 2030: 15,875 · -3.0%
• By 2040: 14,998 · -8.4%
• By 2050: 14,363 · -12.2%
• By 2075: 13,207 · -19.3%
• By 2100: 11,276 · -31.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Iranian 2% Subsaharan African 1% Portuguese 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+48.7) · D 24.8% · R 73.5% · Other 1.7%
• 2008→2024 swing: -32.4pp toward R · 2008: -16.3pp · 2024: -48.7pp
• All cycles: 2024: R+48.7 2020: R+43.8 2016: R+33.0 2012: R+18.2 2008: R+16.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.67%
• Current HPI: 85.4245
• 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

+42.7% since first listed

3 events — show timeline

• 2026-04-29 Pending — CARMLS
• 2026-04-07 Listed $89,900 CARMLS
• 2005-07-20 Sold (Public Records) $63,000 Public Records

Property tax history

+9.2%/yr

Latest (2025): $974 · +81030.8% YoY. Source: county tax records.