12085 Bridge Mtn

Omaha, AR 72662

$286,000D

3 bd · 2.0 ba · 1,883 sqft · Built 2009 · SingleFamily · Active · 49 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,218/mo
• Mortgage (P&I): −$1,500
• Tax + insurance: −$176
• HOA: −$0
• Vac / Maint / Mgmt: −$256
• Net cashflow: $-714/mo
• Annual: $-8,563/yr
• Cap rate: 3.30%
• Cash-on-cash: -10.69%
• DSCR: 0.52
• 1% rule: 0.43%
• Cash to close: $80,080

Investor read

• This is a 3-bed/2.0-bath single-family listed at $286k.
• At list price, monthly cash flow is $-714 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (44.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (57.4% below list).
• It's been on market 49 days — a 3% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $122k (57.4% below list) — sets the bar for 1% rule.
• In year one you build about $31k of equity ($2k loan paydown + $29k appreciation (10.0% local appreciation)).
• Location reads 59/100 on livability (#277 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• Omaha School District (rural): math 34% / reading 39% proficiency, ranked #108 of 238 in AR (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Omaha Elementary School (math 47% / reading 42%, grade F, #143 of 454 statewide, top 36%, 226 students, 76% FRL); Omaha High School (math 22% / reading 37%, grade F, #142 of 292 statewide, top 53%, 174 students, 68% FRL).
• Market conditions: 83 active listings in the ZIP; 92 units permitted in Boone County in 2024 (72 in 5+ unit buildings).
• Boone County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.
• Cap rate 3.3% vs local median 2.1% in Omaha — 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.

Questions for listing agent

• 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?
• It's been on market 49 days. Have you received any prior offers? Is the seller open to a 57% concession, seller financing, or rate buy-down credit?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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?
• 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.
• 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.