6237 Ar 16 Hwy · Oark, AR 72830

$114,900

2 bd · 1.5 ba · 1,052 sqft · SingleFamily · 983 Days on market

Built 1975 Fair condition 1.34 ac lot $109/sqft · 75% below area ↓ 28% 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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the heart of the Ozarks, this charming cabin is just 5 minutes from Glory Hole Falls and less than 30 minutes from Big Piney, the Mulberry River, Boxley Valley, Whitaker Point, and the Ozark Highlands Trail. A dream retreat for nature lovers, hunters, motorcyclists, and hikers, this home offers the perfect blend of comfort and adventure. The spacious open-concept kitchen and living area provide plenty of room for large groups, complete with a huge breakfast bar and a fully equipped kitchen. The rear deck overlooks the mountains and the Ozark National Forest, offering views of nature. With a newer HVAC system plus auxiliary backup heat, you’ll stay comfortable year-round. Re

Key facts

• 1.34 acre lot
• Built 1975
• Listed 983 days

Property features AI

Finance

• Financial info: Financing options: VA, FHA, cash, Rural Development, or in-house financing

Exterior

• Utilities: Septic system; Public water; Electric provided by co-op
• Home design: Property described by metes & bounds
• Construction: Built on slab foundation
• Exterior features: Cedar and wood exterior; Metal roof; Dirt road access; Rural, wooded lot bordering National Forest with mountain views

Interior

• Kitchen: Electric range
• Flooring: Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Laminate floors; Laundry room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $115k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Jasper School District (rural): math 33% / reading 39% proficiency, ranked #115 of 238 in AR (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jasper Elementary School (math 47% / reading 37%, grade F, #173 of 454 statewide, top 43%, 271 students, 65% FRL); Jasper High School (math 22% / reading 42%, grade F, #119 of 292 statewide, top 43%, 208 students, 61% FRL) — zoned schools at 63% FRL track the district average.
• Market conditions: 153 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Newton County population projected at -36% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 983 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $45k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $101,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 983 days. Have you received any prior offers? Is the seller open to a 12% 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. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 8.18%
• Cash-on-cash: 6.75%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

• ARV (median comp): $459,074
• List price: $114,900
• Delta: -74.97%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.9%
• Equity multiple: 0.78×
• Total profit: $-7,074
• Equity at exit: $17,132

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $8,758
• Equity at exit: $9,934

Cash invested: $32,172 (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 72830

• Home prices YoY: -11.5%
• Active inventory: 153
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,234 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,724/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $181

Break-even live

Break-even rent $1,005

Max offer price $114,900

Occupancy floor 80%

Sensitivity live

Price	-10% $260	-5% $221	+0% $181	+5% $141	+10% $102
Rent	-10% $83	-5% $132	+0% $181	+5% $230	+10% $278
Rate	-1.0pp $239	-0.5pp $210	base $181	+0.5pp $151	+1.0pp $121

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-12
   statusdays on market $114,900 Under Contract 983 DOM
2. 2026-06-09
   days on market $114,900 Active 982 DOM
3. 2026-06-08
   days on market $114,900 Active 981 DOM
4. 2026-06-07
   days on market $114,900 Active 980 DOM
5. 2026-06-05
   days on market $114,900 Active 978 DOM
6. 2026-06-04
   days on market $114,900 Active 976 DOM
7. 2026-06-02
   days on market $114,900 Active 975 DOM
8. 2026-06-01
   days on market $114,900 Active 974 DOM
9. 2026-05-31
   days on market $114,900 Active 973 DOM
10. 2026-05-31
    days on market $114,900 Active 972 DOM
11. 2024-10-04
    price $114,900
12. 2024-09-03
    status Back on Market
13. 2024-04-11
    historical
14. 2024-02-06
    price $125,000
15. 2023-11-14
    price $135,000
16. 2023-08-16
    status Back on Market
17. 2023-04-10
    listed $159,900 New Listing

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 5 d/yr ≥102°F today · 14 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: $14,811
• − Mortgage interest: −$6,436
• − Property taxes: −$1,724
• − Insurance: −$574
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$3,343
• Taxable income: $364
• Est. tax owed @ 24.0%: −$87
• After-tax cash flow: $2,084/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 · 1 photo

Fair 45/100 Moderate rehab

This cabin requires moderate renovations to its exterior, flooring, and interior walls to improve its condition and value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major flooring — Worn and uneven
• Major interior walls — Painted walls show wear

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace flooring — Improves comfort and value
• Both Paint interior walls — Enhances interior appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
flooring · Worn and uneven	Major	$15,000–50,000
interior walls · Painted walls show wear	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace flooring — Improves comfort and value ↑
• Both Paint interior walls — Enhances interior appearance and 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: Jasper School District
• NCES district ID: 0508240
• Math proficiency: 33% ▼ -5.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $33,615
• Composite: 29.59/100
• National rank: #6480
• State rank: #115 of 238 in AR

Livability — Oark

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 15,962

Population outlook (Newton County) Hauer SSP2

• Today (2025): 7,052 people
• By 2030: 6,509 · -7.7%
• By 2040: 5,424 · -23.1%
• By 2050: 4,502 · -36.2%
• By 2075: 3,018 · -57.2%
• By 2100: 1,985 · -71.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 18% Two or more races 9% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 2% Iranian 1% Lithuanian 1%
• Foreign-born: 12% · Canada, Philippines, Vietnam
• Languages at home: 84% English-only · Spanish 12% Other Asian/Pacific 2% German/W. Germanic 1%

Political lean MEDSL · Newton

• 2024 margin: Solid R (+64.2) · D 17.1% · R 81.2% · Other 1.7%
• 2008→2024 swing: -28.7pp toward R · 2008: -35.5pp · 2024: -64.2pp
• All cycles: 2024: R+64.2 2020: R+62.1 2016: R+58.3 2012: R+41.4 2008: R+35.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.36%
• Current HPI: 187.5114
• 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

-28.1% since first listed

8 events — show timeline

• 2024-10-04 Price Changed $114,900 CARMLS
• 2024-09-03 Relisted — CARMLS
• 2024-04-11 Listing Removed — CARMLS
• 2024-02-06 Price Changed $125,000 CARMLS
• 2023-11-14 Price Changed $135,000 CARMLS
• 2023-08-16 Relisted — CARMLS
• 2023-07-18 Pending — CARMLS
• 2023-04-10 Listed $159,900 CARMLS