110 S 10th St · Gurdon, AR 71743

$120,000

3 bd · 2.0 ba · 2,284 sqft · SingleFamily public records · 103 Days on market

0.49 ac lot $53/sqft · 20% below area Est $150k · 20% under

---

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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• Appreciation +6.9/10.0
• 1% rule +5.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

This three-bedroom, two-bath home in Gurdon, Arkansas sits on an oversized lot and offers plenty of space both inside and out. The property features a spacious fenced-in backyard, perfect for outdoor activities, pets, or gardening. Inside, you’ll find multiple living areas including a comfortable living room, a cozy den, a formal dining room, and an eat-in kitchen, providing options for both everyday living and entertaining. With tons of potential for updates, this home is a wonderful opportunity to add your personal touch and make it your own.

Key facts

• Formal dining room
• Eat-in kitchen
• Oversized lot

Tags

• OVERSIZED LOT
• FENCED-IN BACKYARD
• MULTIPLE LIVING AREAS
• FORMAL DINING ROOM
• EAT-IN KITCHEN
• DETACHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#74 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, employment D, schools F.
• Gurdon School District (rural): math 20% / reading 21% proficiency, ranked #212 of 238 in AR (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 22 active listings in the ZIP; 12 units permitted in Clark County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($830 loan paydown + $5k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $86k; 40% 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 $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
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: 1.05% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.22%
• DSCR: 1.45
• GRM: 7.9

CMA / ARV

• ARV (median comp): $149,814
• List price: $120,000
• Delta: -19.90%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Turtle Creek Dr	0.24mi	3/2.0	2,100 (-8%)	9mo	$144,000	$69	68
802 E Maple	0.41mi	3/2.0	1,950 (-15%)	24mo	$140,000	$72	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.8%
• Equity multiple: 2.12×
• Total profit: $37,495
• Equity at exit: $59,135

10-year hold

• IRR: 19.5%
• Equity multiple: 4.04×
• Total profit: $102,045
• Equity at exit: $95,383

Cash invested: $33,600 (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 71743

• Home prices YoY: 2.6%
• Active inventory: 22
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,259 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$29 /mo · $350/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $286

Break-even live

Break-even rent $897

Max offer price $120,000

Occupancy floor 72%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $120,000 Active 103 DOM
2. 2026-06-18
   days on market $120,000 Active 102 DOM
3. 2026-06-17
   days on market $120,000 Active 101 DOM
4. 2026-06-16
   days on market $120,000 Active 100 DOM
5. 2026-06-15
   days on market $120,000 Active 99 DOM
6. 2026-06-14
   days on market $120,000 Active 97 DOM
7. 2026-06-12
   days on market $120,000 Active 96 DOM
8. 2026-06-09
   days on market $120,000 Active 93 DOM
9. 2026-06-08
   days on market $120,000 Active 92 DOM
10. 2026-06-07
    days on market $120,000 Active 91 DOM
11. 2026-06-05
    days on market $120,000 Active 89 DOM
12. 2026-06-04
    days on market $120,000 Active 87 DOM
13. 2026-06-02
    days on market $120,000 Active 86 DOM
14. 2026-06-01
    days on market $120,000 Active 85 DOM
15. 2026-05-31
    days on market $120,000 Active 84 DOM
16. 2026-05-31
    days on market $120,000 Active 83 DOM
17. 2026-03-08
    listed $120,000 New Listing 556-char remark

    Show marketing remark (556 chars)

    This three-bedroom, two-bath home in Gurdon, Arkansas sits on an oversized lot and offers plenty of space both inside and out. The property features a spacious fenced-in backyard, perfect for outdoor activities, pets, or gardening. Inside, you’ll find multiple living areas including a comfortable living room, a cozy den, a formal dining room, and an eat-in kitchen, providing options for both everyday living and entertaining. With tons of potential for updates, this home is a wonderful opportunity to add your personal touch and make it your own.

18. 2026-03-02
    historical
19. 2025-09-16
    price $130,000
20. 2025-09-01
    listed $150,000 New Listing
21. 2010-08-24
    soldstatus $86,000

ⓘ 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: $350 · $29/mo
• Projected year-2 tax: $768 · $64/mo
• Expected delta: +$418/yr (+$35/mo · 119.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $15,108
• − Mortgage interest: −$6,722
• − Property taxes: −$350
• − Insurance: −$600
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$3,491
• Taxable income: $1,528
• Est. tax owed @ 24.0%: −$367
• After-tax cash flow: $3,067/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: Gurdon School District
• NCES district ID: 0507110
• Math proficiency: 20% ▼ -3.00%
• Reading proficiency: 21% ▼ -9.00%
• Median HH income: $35,092
• Composite: 16.91/100
• National rank: #9139
• State rank: #212 of 238 in AR

Livability — Gurdon

• Score: 69/100
• State rank: #74
• US rank: #8878

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gurdon, AR
• Population (ZIP): 3,252

Population outlook (Clark County) Hauer SSP2

• Today (2025): 22,335 people
• By 2030: 22,306 · -0.1%
• By 2040: 21,839 · -2.2%
• By 2050: 21,961 · -1.7%
• By 2075: 24,186 · +8.3%
• By 2100: 25,897 · +15.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 23% Hispanic / Latino 11% Two or more races 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 7% Slovak 3% Scotch-Irish 2%
• Foreign-born: 3% · Canada
• Languages at home: 89% English-only · Spanish 9% Russian/Polish/Slavic 2%

Political lean MEDSL · Clark

• 2024 margin: Strong R (+20.5) · D 38.6% · R 59.1% · Other 2.2%
• 2008→2024 swing: -16.7pp toward R · 2008: -3.8pp · 2024: -20.5pp
• All cycles: 2024: R+20.5 2020: R+14.0 2016: R+9.5 2012: R+6.4 2008: R+3.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.76%
• Current HPI: 149.1405
• 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

+39.5% since first listed

5 events — show timeline

• 2026-03-08 Listed $120,000 CARMLS
• 2026-03-02 Listing Removed — CARMLS
• 2025-09-16 Price Changed $130,000 CARMLS
• 2025-09-01 Listed $150,000 CARMLS
• 2010-08-24 Sold (Public Records) $86,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $350 · -13.5% YoY. Source: county tax records.