614 Gould St · Harrisburg, AR 72432

$90,000

3 bd · 1.0 ba · 832 sqft · SingleFamily public records · 111 Days on market

Built 2009 0.50 ac lot $108/sqft · 7% above area Est $121k · 25% under

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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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +5.7/10.0
• Appreciation +3.8/10.0
• Livability +2.8/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

New pictures coming soon! Motivated seller!! Welcome to 614 Gould St, Harrisburg - A Project with Promise! This 3-bedroom, 2-bathroom home sits on a spacious half corner lot at Gould & Griffin, offering 1,200 sq ft of potential. Whether you're a savvy investor or a family ready to create your forever home, this property is a fantastic opportunity to finish and customize to your taste. Recently appraised in current condition. Solid bones and a great layout Peaceful, spacious yard with room to grow With the right vision, this house can be transformed into a stunning home or a valuable rental/investment property. Don't miss out on this diamond in the rough with everything you need to bring it to life!

Key facts

• Great layout
• 0.5 acre lot
• Built 2009

Tags

• SPACIOUS HALF CORNER LOT
• PEACEFUL SPACIOUS YARD
• GREAT LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($962 rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#375 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A, housing A-; Watch: schools D, employment D, crime D-.
• Harrisburg School District (rural): math 31% / reading 35% proficiency, ranked #137 of 238 in AR (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 86% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 55 active listings in the ZIP; 67 units permitted in Poinsett County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.4%/yr); year-one equity from $622 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Poinsett County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.4% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($82k) 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 $25k; list at $90k implies a 260% gain — meaningful room to come down on a strong offer.

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 $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 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 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?
5. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 1.07% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.66%
• DSCR: 1.47
• GRM: 7.8

CMA / ARV

• ARV (median comp): $120,755
• List price: $90,000
• Delta: -25.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 W South St	0.58mi	2/1.0 (-1)	956 (+15%)	15mo	$55,000	$58	30

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

Projected returns pro-forma

-2.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $1,810
• Equity at exit: $15,728

10-year hold

• IRR: 10.4%
• Equity multiple: 1.86×
• Total profit: $21,679
• Equity at exit: $11,806

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 72432

• Home prices YoY: -1.2%
• Active inventory: 55
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $962 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$27 /mo · $323/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $224

Break-even live

Break-even rent $679

Max offer price $90,000

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

Listing history 24 events

1. 2026-06-19
   days on market $90,000 Active 111 DOM
2. 2026-06-18
   days on market $90,000 Active 110 DOM
3. 2026-06-17
   days on market $90,000 Active 109 DOM
4. 2026-06-16
   days on market $90,000 Active 108 DOM
5. 2026-06-15
   days on market $90,000 Active 107 DOM
6. 2026-06-14
   days on market $90,000 Active 105 DOM
7. 2026-06-13
   days on market $90,000 Active 104 DOM
8. 2026-06-10
   days on market $90,000 Active 102 DOM
9. 2026-06-09
   days on market $90,000 Active 101 DOM
10. 2026-06-08
    days on market $90,000 Active 100 DOM
11. 2026-06-07
    days on market $90,000 Active 99 DOM
12. 2026-06-05
    days on market $90,000 Active 96 DOM
13. 2026-06-03
    days on market $90,000 Active 95 DOM
14. 2026-06-02
    days on market $90,000 Active 94 DOM
15. 2026-06-01
    days on market $90,000 Active 93 DOM
16. 2026-05-31
    days on market $90,000 Active 92 DOM
17. 2026-05-30
    days on market $90,000 Active 91 DOM
18. 2026-02-28
    listed $90,000 Active 713-char remark

    Show marketing remark (713 chars)

    New pictures coming soon! Motivated seller!! Welcome to 614 Gould St, Harrisburg - A Project with Promise! This 3-bedroom, 2-bathroom home sits on a spacious half corner lot at Gould & Griffin, offering 1,200 sq ft of potential. Whether you're a savvy investor or a family ready to create your forever home, this property is a fantastic opportunity to finish and customize to your taste. Recently appraised in current condition. Solid bones and a great layout Peaceful, spacious yard with room to grow With the right vision, this house can be transformed into a stunning home or a valuable rental/investment property. Don't miss out on this diamond in the rough with everything you need to bring it to life!

19. 2026-02-21
    price $88,500
20. 2026-01-03
    price $125,000
21. 2025-11-29
    price $158,000
22. 2025-10-17
    listed $168,000 Active
23. 2009-10-08
    soldstatus $25,000
24. 2006-06-23
    soldstatus $10,000

ⓘ 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: $323 · $27/mo
• Projected year-2 tax: $576 · $48/mo
• Expected delta: +$253/yr (+$21/mo · 78.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,549
• − Mortgage interest: −$5,041
• − Property taxes: −$323
• − Insurance: −$450
• − Repairs & maintenance: −$924
• − Management: −$924
• − Depreciation: −$2,618
• Taxable income: $1,269
• Est. tax owed @ 24.0%: −$304
• After-tax cash flow: $2,383/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: Harrisburg School District
• NCES district ID: 0507350
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $34,332
• Composite: 27.19/100
• National rank: #7021
• State rank: #137 of 238 in AR

Livability — Harrisburg

• Score: 56/100
• State rank: #375
• US rank: #22427

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harrisburg, AR
• City population: 6,537
• Population (ZIP): 6,537

Population outlook (Poinsett County) Hauer SSP2

• Today (2025): 22,998 people
• By 2030: 22,356 · -2.8%
• By 2040: 21,150 · -8.0%
• By 2050: 20,035 · -12.9%
• By 2075: 17,745 · -22.8%
• By 2100: 15,358 · -33.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Black 3%
• Common ancestry: Iranian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Poinsett

• 2024 margin: Solid R (+63.5) · D 17.4% · R 81.0% · Other 1.6%
• 2008→2024 swing: -36.3pp toward R · 2008: -27.2pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+59.8 2016: R+24.1 2012: R+34.2 2008: R+27.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.43%
• Current HPI: 205.4239
• 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

+800.0% since first listed

7 events — show timeline

• 2026-02-28 Listed $90,000 NEABOR MLS
• 2026-02-21 Price Changed $88,500 NEABOR MLS
• 2026-01-03 Price Changed $125,000 NEABOR MLS
• 2025-11-29 Price Changed $158,000 NEABOR MLS
• 2025-10-17 Listed $168,000 NEABOR MLS
• 2009-10-08 Sold (Public Records) $25,000 Public Records
• 2006-06-23 Sold (Public Records) $10,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $323 · +7.7% YoY. Source: county tax records.