59 Loyd Rd · Greers Ferry, AR 72130

$89,900

3 bd · 1.0 ba · 1,560 sqft · SingleFamily public records · 7 Days on market

Built 1977 2.30 ac lot $58/sqft · 68% below area

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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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Sitting in the country on 2.3 acres , this home is a fixer upper. Would be good for full time or just to get away. The property also has an extra septic system and water meter connection so it would be good for a tiny house, mobile or another full size home. Would make a good rental and can add another. 15 minutes to Hill Creek Marina and Boat launch. Drive by and give us a call today.

Key facts

• Extra septic system
• 2.3 acres
• 2.3 acre lot

Tags

• 2.3 ACRES
• EXTRA SEPTIC SYSTEM
• WATER METER CONNECTION

Property features AI

Finance

• Financial info: Financing available: conventional loan or cash

Exterior

• Parking: 2-car parking
• Utilities: Septic system; Public water; Electric service via cooperative; Propane/Butane gas
• Home design: Rock and frame / wood exterior
• Construction: Metal roof; Crawl space foundation
• Exterior features: Porch; Partially fenced yard; Outside storage area; Paved road access; Level, cleared, rural lot near river/lake area

Interior

• Kitchen: Free-standing stove; Electric range; Dishwasher; Refrigerator included
• Bedrooms: Bonus room (additional flexible living space)
• Flooring: Vinyl flooring; Laminate flooring
• Bathrooms: One full bathroom
• Heating & cooling: Window air conditioning units; Gas space heater
• Interior features: Washer connection and electric dryer connection; Electric water heater; Ceiling fans; Walk-in shower; Breakfast bar; Formica kitchen counters; Sheet rock and paneling walls; Wallpaper accents; Sheet rock ceilings
• Laundry & utility: Laundry room; Washer connection; Electric dryer connection

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 $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 9.9% vs local median 2.6% in Greers Ferry — 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 61/100 on livability (#251 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• West Side School District (rural): math 29% / reading 41% proficiency, ranked #118 of 238 in AR (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Side Elementary School (math 27% / reading 42%, grade F, #254 of 454 statewide, top 59%, 288 students, 100% FRL); West Side High School (math 27% / reading 42%, grade F, #92 of 292 statewide, top 37%, 218 students, 100% FRL) — zoned schools average 100% FRL vs 47% district-wide (53 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 5 active listings in the ZIP; 13 units permitted in Cleburne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.0% local appreciation)).
• Cleburne County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

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

Recommended offer $89,900

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.25% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.73%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

• ARV (median comp): $278,230
• List price: $89,900
• Delta: -67.69%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 19.4%
• Equity multiple: 2.11×
• Total profit: $27,860
• Equity at exit: $40,423

10-year hold

• IRR: 20.7%
• Equity multiple: 3.99×
• Total profit: $75,374
• Equity at exit: $62,297

Cash invested: $25,172 (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 72130

• Active inventory: 5
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,125 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $267

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 71%

Sensitivity live

Price	-10% $329	-5% $298	+0% $267	+5% $236	+10% $205
Rent	-10% $178	-5% $223	+0% $267	+5% $312	+10% $356
Rate	-1.0pp $312	-0.5pp $290	base $267	+0.5pp $244	+1.0pp $220

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-05
   status Under Contract 388-char remark
2. 2026-04-28
   listed $89,900 New Listing 388-char remark
3. 2026-04-21
   historical
4. 2025-10-20
   listed $89,900 New Listing
5. 1988-02-01
   soldstatus $25,000
6. 1984-12-01
   soldstatus $17,000
7. 1984-05-01
   soldstatus $16,500

ⓘ 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 ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,495
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$2,615
• Taxable income: $1,887
• Est. tax owed @ 24.0%: −$453
• After-tax cash flow: $2,753/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: West Side School District
• NCES district ID: 0514040
• Math proficiency: 29% ▼ -6.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $39,658
• Composite: 29.31/100
• National rank: #6551
• State rank: #118 of 238 in AR

Livability — Greers Ferry

• Score: 61/100
• State rank: #251
• US rank: #18144

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,881
• Population (ZIP): 308

Population outlook (Cleburne County) Hauer SSP2

• Today (2025): 24,198 people
• By 2030: 23,324 · -3.6%
• By 2040: 21,566 · -10.9%
• By 2050: 19,916 · -17.7%
• By 2075: 16,744 · -30.8%
• By 2100: 13,303 · -45.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 7%
• Foreign-born: 1%
• Languages at home: 99% English-only · Tagalog/Filipino 1%

Political lean MEDSL · Cleburne

• 2024 margin: Solid R (+67.9) · D 15.2% · R 83.2% · Other 1.6%
• 2008→2024 swing: -23.7pp toward R · 2008: -44.2pp · 2024: -67.9pp
• All cycles: 2024: R+67.9 2020: R+65.8 2016: R+61.4 2012: R+52.2 2008: R+44.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+415.2% since first listed

9 events — show timeline

• 2026-06-09 Sold (Public Records) $85,000 Public Records
• 2026-06-08 Sold (MLS) $85,000 CARMLS
• 2026-05-05 Pending — CARMLS
• 2026-04-28 Listed $89,900 CARMLS
• 2026-04-21 Listing Removed — CARMLS
• 2025-10-20 Listed $89,900 CARMLS
• 1988-02-01 Sold (Public Records) $25,000 Public Records
• 1984-12-01 Sold (Public Records) $17,000 Public Records
• 1984-05-01 Sold (Public Records) $16,500 Public Records

Property tax history

+0.0%/yr

Latest (2018): $21 · +0.0% YoY. Source: county tax records.