1212 Highway 31 · Floyd, AR 72136

$264,900

5 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 49 Days on market

Built 1960 3.00 ac lot $182/sqft · 35% above area Est $322k · 18% under

---

Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +7.6/30.0
• Appreciation +5.6/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• 1% rule +0.9/10.0

Listing remarks MLS

Discover the charm of country living with this beautiful farm-style home situated on 3 acres in the peaceful Floyd community of Romance, Arkansas. This spacious property offers five bedrooms, making it perfect for families or those needing extra room to spread out. Inside, you’ll find a large, well-appointed kitchen, a separate dining area, and a welcoming front living room. Toward the back of the home, a generous game or bonus room features windows that overlook the scenic land, creating a relaxing space filled with natural light. Recent updates provide peace of mind, including interior paint, flooring, a newer water heater, and an HVAC system replaced within the past year. Outside, the property is fully fenced and cross-fenced—ideal for starting your own hobby farm. There’s a small storage building near the home for convenience, along with a larger shop that includes a lean-to area, perfect for housing chickens, goats, or storing farm equipment. This unique property combines comfort, functionality, and rural charm—don’t miss your chance to make it yours!

Key facts

• Generous game room
• Fully fenced
• Cross fenced

Tags

• 3 ACRES
• LARGE WELL APPOINTED KITCHEN
• SEPARATE DINING AREA
• GENEROUS GAME ROOM
• FULLY FENCED
• CROSS FENCED

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-316 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (21.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (41.2% below list).
• Recommended offer: $156k (41.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Beebe School District (town): math 44% / reading 36% proficiency, ranked #64 of 238 in AR (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP; 219 units permitted in White County in 2024 (36 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($2k loan paydown + $3k appreciation (1.1% local appreciation)).
• White County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago 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 $100k; list at $265k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,856 (41.2% below list)

Questions for the listing agent

1. 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?
2. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.59% ✗
• Cap rate: 4.86%
• Cash-on-cash: -5.11%
• DSCR: 0.77
• GRM: 14.2

CMA / ARV

• ARV (median comp): $322,474
• List price: $264,900
• Delta: -17.85%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

1.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.82×
• Total profit: $-13,617
• Equity at exit: $92,258

10-year hold

• IRR: 1.5%
• Equity multiple: 1.18×
• Total profit: $13,472
• Equity at exit: $124,027

Cash invested: $74,172 (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 72136

• Home prices YoY: 0.6%
• Active inventory: 9
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $1,559 medium
• Mortgage (P&I): −$1,389
• Tax from tax record: −$48 /mo · $575/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-316

Break-even live

Break-even rent $1,959

Max offer price $209,050

Occupancy floor —

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-03
   statusdays on market $264,900 Under Contract 49 DOM
2. 2026-06-02
   days on market $264,900 Active 48 DOM
3. 2026-06-01
   days on market $264,900 Active 47 DOM
4. 2026-05-31
   days on market $264,900 Active 46 DOM
5. 2026-05-30
   days on market $264,900 Active 45 DOM
6. 2026-04-13
   listed $264,900 New Listing 1102-char remark

   Show marketing remark (1102 chars)

   Discover the charm of country living with this beautiful farm-style home situated on 3 acres in the peaceful Floyd community of Romance, Arkansas. This spacious property offers five bedrooms, making it perfect for families or those needing extra room to spread out. Inside, you’ll find a large, well-appointed kitchen, a separate dining area, and a welcoming front living room. Toward the back of the home, a generous game or bonus room features windows that overlook the scenic land, creating a relaxing space filled with natural light. Recent updates provide peace of mind, including interior paint, flooring, a newer water heater, and an HVAC system replaced within the past year. Outside, the property is fully fenced and cross-fenced—ideal for starting your own hobby farm. There’s a small storage building near the home for convenience, along with a larger shop that includes a lean-to area, perfect for housing chickens, goats, or storing farm equipment. This unique property combines comfort, functionality, and rural charm—don’t miss your chance to make it yours!

7. 2019-10-23
   soldstatus $100,000
8. 2018-11-07
   soldstatus $39,000 Sold 338-char remark

   Show marketing remark (338 chars)

   Partially remodeled with an addition ready for you to finish to have tons of space for your family and animals in this 4 bedroom, 1.5 bath home on 1.5 acres! Has fencing, cross fencing, carport with storage, separate storage bld, garage with overhead door and more! Being sold 'as-is/where-is', no Seller Prop Discl. , see agent remarks;

9. 2018-10-17
   status Under Contract 338-char remark

   Show marketing remark (338 chars)

   Partially remodeled with an addition ready for you to finish to have tons of space for your family and animals in this 4 bedroom, 1.5 bath home on 1.5 acres! Has fencing, cross fencing, carport with storage, separate storage bld, garage with overhead door and more! Being sold 'as-is/where-is', no Seller Prop Discl. , see agent remarks;

10. 2018-08-29
    price $49,000 338-char remark

    Show marketing remark (338 chars)

    Partially remodeled with an addition ready for you to finish to have tons of space for your family and animals in this 4 bedroom, 1.5 bath home on 1.5 acres! Has fencing, cross fencing, carport with storage, separate storage bld, garage with overhead door and more! Being sold 'as-is/where-is', no Seller Prop Discl. , see agent remarks;

11. 2018-07-26
    price $54,900 338-char remark

    Show marketing remark (338 chars)

    Partially remodeled with an addition ready for you to finish to have tons of space for your family and animals in this 4 bedroom, 1.5 bath home on 1.5 acres! Has fencing, cross fencing, carport with storage, separate storage bld, garage with overhead door and more! Being sold 'as-is/where-is', no Seller Prop Discl. , see agent remarks;

12. 2018-05-09
    status Back on Market 338-char remark

    Show marketing remark (338 chars)

    Partially remodeled with an addition ready for you to finish to have tons of space for your family and animals in this 4 bedroom, 1.5 bath home on 1.5 acres! Has fencing, cross fencing, carport with storage, separate storage bld, garage with overhead door and more! Being sold 'as-is/where-is', no Seller Prop Discl. , see agent remarks;

13. 2018-05-07
    historical Take Backups 338-char remark

    Show marketing remark (338 chars)

    Partially remodeled with an addition ready for you to finish to have tons of space for your family and animals in this 4 bedroom, 1.5 bath home on 1.5 acres! Has fencing, cross fencing, carport with storage, separate storage bld, garage with overhead door and more! Being sold 'as-is/where-is', no Seller Prop Discl. , see agent remarks;

14. 2018-02-25
    price $59,900 338-char remark

    Show marketing remark (338 chars)

    Partially remodeled with an addition ready for you to finish to have tons of space for your family and animals in this 4 bedroom, 1.5 bath home on 1.5 acres! Has fencing, cross fencing, carport with storage, separate storage bld, garage with overhead door and more! Being sold 'as-is/where-is', no Seller Prop Discl. , see agent remarks;

15. 2018-02-06
    status Back on Market 338-char remark

    Show marketing remark (338 chars)

    Partially remodeled with an addition ready for you to finish to have tons of space for your family and animals in this 4 bedroom, 1.5 bath home on 1.5 acres! Has fencing, cross fencing, carport with storage, separate storage bld, garage with overhead door and more! Being sold 'as-is/where-is', no Seller Prop Discl. , see agent remarks;

16. 2018-02-03
    historical 338-char remark

    Show marketing remark (338 chars)

    Partially remodeled with an addition ready for you to finish to have tons of space for your family and animals in this 4 bedroom, 1.5 bath home on 1.5 acres! Has fencing, cross fencing, carport with storage, separate storage bld, garage with overhead door and more! Being sold 'as-is/where-is', no Seller Prop Discl. , see agent remarks;

17. 2017-07-24
    status Back on Market 338-char remark

    Show marketing remark (338 chars)

    Partially remodeled with an addition ready for you to finish to have tons of space for your family and animals in this 4 bedroom, 1.5 bath home on 1.5 acres! Has fencing, cross fencing, carport with storage, separate storage bld, garage with overhead door and more! Being sold 'as-is/where-is', no Seller Prop Discl. , see agent remarks;

18. 2017-03-29
    historical Take Backups 338-char remark

    Show marketing remark (338 chars)

    Partially remodeled with an addition ready for you to finish to have tons of space for your family and animals in this 4 bedroom, 1.5 bath home on 1.5 acres! Has fencing, cross fencing, carport with storage, separate storage bld, garage with overhead door and more! Being sold 'as-is/where-is', no Seller Prop Discl. , see agent remarks;

19. 2017-02-10
    price $64,000 338-char remark

    Show marketing remark (338 chars)

    Partially remodeled with an addition ready for you to finish to have tons of space for your family and animals in this 4 bedroom, 1.5 bath home on 1.5 acres! Has fencing, cross fencing, carport with storage, separate storage bld, garage with overhead door and more! Being sold 'as-is/where-is', no Seller Prop Discl. , see agent remarks;

20. 2016-05-12
    price $69,000 338-char remark

    Show marketing remark (338 chars)

    Partially remodeled with an addition ready for you to finish to have tons of space for your family and animals in this 4 bedroom, 1.5 bath home on 1.5 acres! Has fencing, cross fencing, carport with storage, separate storage bld, garage with overhead door and more! Being sold 'as-is/where-is', no Seller Prop Discl. , see agent remarks;

21. 2016-02-04
    listed $78,000 New Listing 338-char remark

    Show marketing remark (338 chars)

    Partially remodeled with an addition ready for you to finish to have tons of space for your family and animals in this 4 bedroom, 1.5 bath home on 1.5 acres! Has fencing, cross fencing, carport with storage, separate storage bld, garage with overhead door and more! Being sold 'as-is/where-is', no Seller Prop Discl. , see agent remarks;

22. 2002-12-11
    soldstatus $74,000

ⓘ 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: $575 · $48/mo
• Projected year-2 tax: $1,695 · $141/mo
• Expected delta: +$1,121/yr (+$93/mo · 195.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $18,703
• − Mortgage interest: −$14,839
• − Property taxes: −$575
• − Insurance: −$1,324
• − Repairs & maintenance: −$1,496
• − Management: −$1,496
• − Depreciation: −$7,706
• Taxable loss: −$8,733
• Est. tax savings @ 24.0%: +$2,096
• After-tax cash flow: $-1,698/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: Beebe School District
• NCES district ID: 0502880
• Math proficiency: 44% ▼ -10.00%
• Reading proficiency: 36% ▼ -7.00%
• Median HH income: $45,433
• Composite: 34.1/100
• National rank: #5293
• State rank: #64 of 238 in AR

Livability — Floyd

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

Census & demographics

• Census place: Floyd, AR
• Population (ZIP): 2,519

Population outlook (White County) Hauer SSP2

• Today (2025): 82,310 people
• By 2030: 83,861 · +1.9%
• By 2040: 86,492 · +5.1%
• By 2050: 88,246 · +7.2%
• By 2075: 91,307 · +10.9%
• By 2100: 91,548 · +11.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 7%
• Common ancestry: Iranian 5% Lithuanian 2% Italian 1%

Political lean MEDSL · White

• 2024 margin: Solid R (+61.2) · D 18.3% · R 79.5% · Other 2.2%
• 2008→2024 swing: -14.0pp toward R · 2008: -47.2pp · 2024: -61.2pp
• All cycles: 2024: R+61.2 2020: R+58.9 2016: R+57.9 2012: R+53.7 2008: R+47.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.13%
• Current HPI: 198.1648
• 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

+258.0% since first listed

17 events — show timeline

• 2026-04-13 Listed $264,900 CARMLS
• 2019-10-23 Sold (Public Records) $100,000 Public Records
• 2018-11-07 Sold (MLS) $39,000 CARMLS
• 2018-10-17 Pending — CARMLS
• 2018-08-29 Price Changed $49,000 CARMLS
• 2018-07-26 Price Changed $54,900 CARMLS
• 2018-05-09 Relisted — CARMLS
• 2018-05-07 Contingent — CARMLS
• 2018-02-25 Price Changed $59,900 CARMLS
• 2018-02-06 Relisted — CARMLS
• 2018-02-03 Listing Removed — CARMLS
• 2017-07-24 Relisted — CARMLS
• 2017-03-29 Contingent — CARMLS
• 2017-02-10 Price Changed $64,000 CARMLS
• 2016-05-12 Price Changed $69,000 CARMLS
• 2016-02-04 Listed $78,000 CARMLS
• 2002-12-11 Sold (Public Records) $74,000 Public Records

Property tax history

-1.4%/yr

Latest (2025): $575 · -14.8% YoY. Source: county tax records.