302 W Cedar St · De Valls Bluff, AR 72041

$90,000

2 bd · 1.0 ba · 780 sqft · SingleFamily · 118 Days on market

Built 2022 Fair condition 8,712 sqft lot $115/sqft · 38% below area Est $145k · 38% under ↓ 8% 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 +15.4/30.0
• ARV discount +15.0/15.0
• Appreciation +5.0/10.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

Discover the perfect hunting and fishing retreat in DeValls Bluff, Arkansas. The main cabin offers one full bedroom, one full bathroom, and a functional living room/ kitchen area. Just steps away, the secondary unit provides an additional bedroom, as well as storage. This camp is perfectly situated near some of Arkansas's most sought after unting and fishing areas, including the White River and Cache River Wildlife Management Areas. With easy access to public hunting land, boat ramps, and prime waterfowl and deer habitat.   This camp is ideal as a weekend retreat, seasonal hunting base, or investment opportunity for short- term rentals during peak hunting season.

Key facts

• Additional bedroom
• Storage
• Boat ramps

Tags

• ADDITIONAL BEDROOM
• STORAGE
• BOAT RAMPS
• INVESTMENT OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $35 ($421/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 $83k (7.6% below list).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#482 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, crime F, amenities F.
• Hazen School District (rural): math 25% / reading 29% proficiency, ranked #175 of 238 in AR (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 3 active listings in the ZIP; 1 units permitted in Prairie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.0% local appreciation)).
• Prairie County population projected at -32% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 0.92% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.67%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (median comp): $145,390
• List price: $90,000
• Delta: -38.10%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Robinson St	0.63mi	2/1.0	832 (+7%)	12mo	$144,100	$173	49

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: 9.1%
• Equity multiple: 1.52×
• Total profit: $13,087
• Equity at exit: $40,468

10-year hold

• IRR: 11.5%
• Equity multiple: 2.73×
• Total profit: $43,490
• Equity at exit: $62,366

Cash invested: $25,200 (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 72041

• Active inventory: 3
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $832 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $35

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 91%

Sensitivity live

Price	-10% $97	-5% $66	+0% $35	+5% $4	+10% $-27
Rent	-10% $-31	-5% $2	+0% $35	+5% $68	+10% $101
Rate	-1.0pp $80	-0.5pp $58	base $35	+0.5pp $12	+1.0pp $-12

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $90,000 Active 118 DOM
2. 2026-06-19
   days on market $90,000 Active 116 DOM
3. 2026-06-18
   days on market $90,000 Active 115 DOM
4. 2026-06-17
   days on market $90,000 Active 114 DOM
5. 2026-06-16
   days on market $90,000 Active 113 DOM
6. 2026-06-15
   days on market $90,000 Active 112 DOM
7. 2026-06-14
   days on market $90,000 Active 110 DOM
8. 2026-06-12
   days on market $90,000 Active 109 DOM
9. 2026-06-09
   days on market $90,000 Active 106 DOM
10. 2026-06-08
    days on market $90,000 Active 105 DOM
11. 2026-06-07
    days on market $90,000 Active 104 DOM
12. 2026-06-07
    days on market $90,000 Active 103 DOM
13. 2026-06-04
    days on market $90,000 Active 100 DOM
14. 2026-06-02
    days on market $90,000 Active 99 DOM
15. 2026-06-01
    days on market $90,000 Active 98 DOM
16. 2026-05-31
    days on market $90,000 Active 97 DOM
17. 2026-05-31
    days on market $90,000 Active 96 DOM
18. 2026-04-16
    price $90,000 677-char remark

    Show marketing remark (677 chars)

    Discover the perfect hunting and fishing retreat in DeValls Bluff, Arkansas. The main cabin offers one full bedroom, one full bathroom, and a functional living room/ kitchen area. Just steps away, the secondary unit provides an additional bedroom, as well as storage. This camp is perfectly situated near some of Arkansas's most sought after unting and fishing areas, including the White River and Cache River Wildlife Management Areas. With easy access to public hunting land, boat ramps, and prime waterfowl and deer habitat.   This camp is ideal as a weekend retreat, seasonal hunting base, or investment opportunity for short- term rentals during peak hunting season.

19. 2026-02-18
    listed $97,500 New Listing 677-char remark

    Show marketing remark (677 chars)

    Discover the perfect hunting and fishing retreat in DeValls Bluff, Arkansas. The main cabin offers one full bedroom, one full bathroom, and a functional living room/ kitchen area. Just steps away, the secondary unit provides an additional bedroom, as well as storage. This camp is perfectly situated near some of Arkansas's most sought after unting and fishing areas, including the White River and Cache River Wildlife Management Areas. With easy access to public hunting land, boat ramps, and prime waterfowl and deer habitat.   This camp is ideal as a weekend retreat, seasonal hunting base, or investment opportunity for short- term rentals during peak hunting season.

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $9,980
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$798
• − Management: −$798
• − Depreciation: −$2,618
• Taxable loss: −$1,076
• Est. tax savings @ 24.0%: +$258
• After-tax cash flow: $679/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 · 12 photos

Fair 45/100 Cosmetic rehab

This property requires extensive repairs and maintenance to improve its condition and value. The roof, exterior siding, interior walls, bathrooms, kitchen, HVAC, and landscaping all need attention. Painting the exterior siding and replacing basic appliances would significantly increase its resale and rental value.

Repairs flagged

• Major roof — No visible damage
• Major exterior siding — Weathered
• Major interior walls — Stained
• Major bathrooms — Small and basic
• Major kitchen — Basic appliances
• Major HVAC/mechanicals — Basic units
• Major landscaping — Overgrown vegetation

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal
• Resale Replace basic appliances with modern ones — Improves functionality
• Both Landscaping and curb appeal improvements — Enhances both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No visible damage	Major	$15,000–50,000
exterior siding · Weathered	Major	$15,000–50,000
interior walls · Stained	Major	$15,000–50,000
bathrooms · Small and basic	Major	$15,000–50,000
kitchen · Basic appliances	Major	$15,000–50,000
HVAC/mechanicals · Basic units	Major	$15,000–50,000
landscaping · Overgrown vegetation	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal ↑
• Resale Replace basic appliances with modern ones — Improves functionality ↑
• Both Landscaping and curb appeal improvements — Enhances both resale and rental value ↑

ⓘ 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: Hazen School District
• NCES district ID: 0507530
• Math proficiency: 25% ▼ -17.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $37,251
• Composite: 22.48/100
• National rank: #8100
• State rank: #175 of 238 in AR

Livability — De Valls Bluff

• Score: 50/100
• State rank: #482
• US rank: #25620

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: De Valls Bluff, AR
• Population (ZIP): 1,228

Population outlook (Prairie County) Hauer SSP2

• Today (2025): 7,361 people
• By 2030: 6,839 · -7.1%
• By 2040: 5,852 · -20.5%
• By 2050: 4,973 · -32.4%
• By 2075: 3,567 · -51.5%
• By 2100: 2,654 · -63.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 20% Two or more races 3%
• Common ancestry: Serbian 7% Lithuanian 2% Slovak 1%

Political lean MEDSL · Prairie

• 2024 margin: Solid R (+65.7) · D 16.4% · R 82.1% · Other 1.5%
• 2008→2024 swing: -31.0pp toward R · 2008: -34.8pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+61.0 2016: R+49.7 2012: R+40.6 2008: R+34.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-7.7% since first listed

2 events — show timeline

• 2026-04-16 Price Changed $90,000 CARMLS
• 2026-02-18 Listed $97,500 CARMLS