583 County Road 6561 · Berryville, AR 72616

$145,000

1 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 310 Days on market

Built 2005 6.91 ac lot

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Why this score? — see what drove the D+ 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 +11.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Escape the city life and enjoy nearly 7 beautiful acres in the Ozarks. This home is 1151 sq ft and is surrounded by mature trees of many species including Oak, Walnut, Maple and Cedar. Beautiful rock ledges. Enjoy nature and peace and quiet. The property is outstanding for hunting and is abundant with white tail deer and turkeys. The property also has a new well and septic system, and a metal shop for storage. This property is perfect for anyone wanting to get away from the city, but is close the the essentials as well. Also could serve a a perfect weekend retreat or second home. Tear down or finish the projects needed in the home. Your Ozarks escape awaits so don't miss this wonderful property. Road is rough. Will need AWD or 4WD. Shown by appointment only. Tenant occupied. Please do not disturb.

Key facts

• New well
• Hunting property
• New septic system

Tags

• 7 BEAUTIFUL ACRES
• MATURE TREES
• ROCK LEDGES
• HUNTING PROPERTY
• NEW WELL
• NEW SEPTIC SYSTEM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-36 ($-432/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (15.7% below list).
• Recommended offer: $122k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.2% in Berryville — 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 67/100 on livability (#103 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime C-, schools D+, amenities F.
• Berryville School District (town): math 31% / reading 31% proficiency, ranked #148 of 238 in AR (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 117 active listings in the ZIP; 30 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $14k appreciation (10.0% local appreciation)).
• Carroll County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 310 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $145k implies a 164% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,283 (15.7% below list)

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. It's been on market 310 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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 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?
6. 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?
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: 0.84% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.06%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 23.5%
• Equity multiple: 2.89×
• Total profit: $76,695
• Equity at exit: $130,627

10-year hold

• IRR: 20.9%
• Equity multiple: 6.61×
• Total profit: $227,696
• Equity at exit: $281,703

Cash invested: $40,600 (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 72616

• Home prices YoY: 15.2%
• Active inventory: 117
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,223 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $-36

Break-even live

Break-even rent $1,268

Max offer price $139,788

Occupancy floor 98%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $145,000 Active 310 DOM
2. 2026-06-18
   days on market $145,000 Active 309 DOM
3. 2026-06-17
   days on market $145,000 Active 308 DOM
4. 2026-06-16
   days on market $145,000 Active 307 DOM
5. 2026-06-15
   days on market $145,000 Active 306 DOM
6. 2026-06-14
   days on market $145,000 Active 304 DOM
7. 2026-06-12
   days on market $145,000 Active 303 DOM
8. 2026-06-09
   days on market $145,000 Active 300 DOM
9. 2026-06-08
   days on market $145,000 Active 299 DOM
10. 2026-06-07
    days on market $145,000 Active 298 DOM
11. 2026-06-04
    days on market $145,000 Active 294 DOM
12. 2026-06-02
    days on market $145,000 Active 293 DOM
13. 2026-06-01
    days on market $145,000 Active 292 DOM
14. 2026-05-31
    days on market $145,000 Active 291 DOM
15. 2026-05-31
    days on market $145,000 Active 290 DOM
16. 2026-03-12
    price $145,000 808-char remark

    Show marketing remark (808 chars)

    Escape the city life and enjoy nearly 7 beautiful acres in the Ozarks. This home is 1151 sq ft and is surrounded by mature trees of many species including Oak, Walnut, Maple and Cedar. Beautiful rock ledges. Enjoy nature and peace and quiet. The property is outstanding for hunting and is abundant with white tail deer and turkeys. The property also has a new well and septic system, and a metal shop for storage. This property is perfect for anyone wanting to get away from the city, but is close the the essentials as well. Also could serve a a perfect weekend retreat or second home. Tear down or finish the projects needed in the home. Your Ozarks escape awaits so don't miss this wonderful property. Road is rough. Will need AWD or 4WD. Shown by appointment only. Tenant occupied. Please do not disturb.

17. 2025-08-13
    listed $155,000 Active 808-char remark

    Show marketing remark (808 chars)

    Escape the city life and enjoy nearly 7 beautiful acres in the Ozarks. This home is 1151 sq ft and is surrounded by mature trees of many species including Oak, Walnut, Maple and Cedar. Beautiful rock ledges. Enjoy nature and peace and quiet. The property is outstanding for hunting and is abundant with white tail deer and turkeys. The property also has a new well and septic system, and a metal shop for storage. This property is perfect for anyone wanting to get away from the city, but is close the the essentials as well. Also could serve a a perfect weekend retreat or second home. Tear down or finish the projects needed in the home. Your Ozarks escape awaits so don't miss this wonderful property. Road is rough. Will need AWD or 4WD. Shown by appointment only. Tenant occupied. Please do not disturb.

18. 2025-01-26
    price $130,000
19. 2024-02-02
    price $159,000
20. 2020-07-06
    soldstatus $55,000
21. 2005-08-08
    soldstatus $11,000

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $14,674
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$4,218
• Taxable loss: −$2,914
• Est. tax savings @ 24.0%: +$699
• After-tax cash flow: $267/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: Berryville School District
• NCES district ID: 0503150
• Math proficiency: 31% ▼ -12.00%
• Reading proficiency: 31% ▼ -11.00%
• Median HH income: $37,169
• Composite: 25.81/100
• National rank: #7360
• State rank: #148 of 238 in AR

Livability — Berryville

• Score: 67/100
• State rank: #103
• US rank: #10632

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,046

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 28,014 people
• By 2030: 28,006 · +-0.0%
• By 2040: 28,242 · +0.8%
• By 2050: 29,169 · +4.1%
• By 2075: 33,935 · +21.1%
• By 2100: 39,497 · +41.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Two or more races 27% Hispanic / Latino 18% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 1% Italian 1% Scottish 1%
• Foreign-born: 10% · Canada
• Languages at home: 83% English-only · Spanish 11% German/W. Germanic 3% Other Asian/Pacific 2%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+31.7) · D 33.0% · R 64.7% · Other 2.2%
• 2008→2024 swing: -13.6pp toward R · 2008: -18.1pp · 2024: -31.7pp
• All cycles: 2024: R+31.7 2020: R+28.8 2016: R+32.3 2012: R+23.9 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 40.46%
• Current HPI: 306.898
• 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

+1218.2% since first listed

6 events — show timeline

• 2026-03-12 Price Changed $145,000 NWARMLS
• 2025-08-13 Listed $155,000 NWARMLS
• 2025-01-26 Price Changed $130,000 NWARMLS
• 2024-02-02 Price Changed $159,000 NWARMLS
• 2020-07-06 Sold (Public Records) $55,000 Public Records
• 2005-08-08 Sold (Public Records) $11,000 Public Records

Property tax history

+11.5%/yr

Latest (2025): $149 · -30.1% YoY. Source: county tax records.