16004 Hickory Dr · Prairie Creek, AR 72756

$110,000

2 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 1 Days on market

Built 1989 0.31 ac lot

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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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Do you want to be close to the lake? Need a shop to tinker in? This property has both! Only 0.7 mi from a boat ramp right off Hickory and the detached garage has a 267 sq ft workshop! This home has storage under both the house and garage with a spot to park your RV, Camper or boat. Great investment property! Wood exterior. Property sold as is. Detached garage total 780 sq. ft. Home is winterized and utilities are turned off.

Key facts

• 0.31 acre lot
• Garage
• Built 1989

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 10.4% vs local median 1.6% in Prairie Creek — 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 67/100 on livability (#109 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools D-, amenities F, commute F.
• Rogers School District (urban): math 45% / reading 45% proficiency, ranked #31 of 238 in AR (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+10.0%/yr); 524 active listings in the ZIP; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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.

Recommended offer $110,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 10.36%
• Cash-on-cash: 14.51%
• DSCR: 1.65
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $251,000
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16004 Hickory Dr	0.00mi	2/1.0	1,000 (0%)	1mo	$155,000	$155	99
16101 Hickory Dr	0.25mi	2/2.0	1,075 (+8%)	11mo	$270,000	$251	63
8096 Magnolia Ln	0.48mi	2/1.0	1,098 (+10%)	2mo	$240,000	$219	59
8056 Elm Ln	0.54mi	2/1.0	972 (-3%)	23mo	$260,000	$267	51
8089 Magnolia Ln	0.45mi	3/1.0 (+1)	1,096 (+10%)	19mo	$230,000	$210	42
8574 Spruce Cir	0.51mi	2/1.5	1,144 (+14%)	11mo	$195,000	$170	41
16578 Cypress Ln	0.74mi	2/2.0	1,150 (+15%)	1mo	$304,000	$264	36
8536 White Oak Dr	0.59mi	2/2.0	1,148 (+15%)	22mo	$306,500	$267	26

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

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 10.3%
• Equity multiple: 1.43×
• Total profit: $13,185
• Equity at exit: $16,401

10-year hold

• IRR: 23.0%
• Equity multiple: 3.44×
• Total profit: $75,183
• Equity at exit: $9,511

Cash invested: $30,800 (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 72756

• Home prices YoY: -18.4%
• Rents YoY: 10.0%
• Active inventory: 524
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,379 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$94 /mo · $1,131/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $373

Break-even live

Break-even rent $908

Max offer price $110,000

Occupancy floor 68%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-13
   status Pending
2. 2026-04-10
   listed $110,000 Active
3. 2023-03-08
   soldstatus $180,000
4. 2023-03-06
   soldstatus $180,000 Closed 428-char remark

   Show marketing remark (428 chars)

   Do you want to be close to the lake? Need a shop to tinker in? This property has both! Only 0.7 mi from a boat ramp right off Hickory and the detached garage has a 267 sq ft workshop! This home has storage under both the house and garage with a spot to park your RV, Camper or boat. Great investment property! Wood exterior. Property sold as is. Detached garage total 780 sq. ft. Home is winterized and utilities are turned off.

5. 2022-12-21
   status Pending 428-char remark

   Show marketing remark (428 chars)

   Do you want to be close to the lake? Need a shop to tinker in? This property has both! Only 0.7 mi from a boat ramp right off Hickory and the detached garage has a 267 sq ft workshop! This home has storage under both the house and garage with a spot to park your RV, Camper or boat. Great investment property! Wood exterior. Property sold as is. Detached garage total 780 sq. ft. Home is winterized and utilities are turned off.

6. 2022-12-02
   price $210,000 428-char remark

   Show marketing remark (428 chars)

   Do you want to be close to the lake? Need a shop to tinker in? This property has both! Only 0.7 mi from a boat ramp right off Hickory and the detached garage has a 267 sq ft workshop! This home has storage under both the house and garage with a spot to park your RV, Camper or boat. Great investment property! Wood exterior. Property sold as is. Detached garage total 780 sq. ft. Home is winterized and utilities are turned off.

7. 2022-11-09
   listed $224,999 Active 428-char remark

   Show marketing remark (428 chars)

   Do you want to be close to the lake? Need a shop to tinker in? This property has both! Only 0.7 mi from a boat ramp right off Hickory and the detached garage has a 267 sq ft workshop! This home has storage under both the house and garage with a spot to park your RV, Camper or boat. Great investment property! Wood exterior. Property sold as is. Detached garage total 780 sq. ft. Home is winterized and utilities are turned off.

8. 1992-06-15
   soldstatus $54,000

ⓘ 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: $1,131 · $94/mo
• Projected year-2 tax: $1,131 · $94/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $16,549
• − Mortgage interest: −$6,162
• − Property taxes: −$1,131
• − Insurance: −$550
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$3,200
• Taxable income: $2,858
• Est. tax owed @ 24.0%: −$686
• After-tax cash flow: $3,784/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: Rogers School District
• NCES district ID: 0511970
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $51,712
• Composite: 38.81/100
• National rank: #4113
• State rank: #31 of 238 in AR

Livability — Prairie Creek

• Score: 67/100
• State rank: #109
• US rank: #10859

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Benton County · 259,241 people
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 41,791
• Household income: $72,230
• Rent vs Own: 37.3% rent · 62.7% own
• Severe rent burden: 981.0

Population outlook (Benton County) Hauer SSP2

• Today (2025): 318,683 people
• By 2030: 353,481 · +10.9%
• By 2040: 425,280 · +33.4%
• By 2050: 497,239 · +56.0%
• By 2075: 662,114 · +107.8%
• By 2100: 776,431 · +143.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 49% Hispanic / Latino 36% Two or more races 30% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 19% · Canada
• Languages at home: 74% English-only · Spanish 25% Other Asian/Pacific 1%

Political lean MEDSL · Benton

• 2024 margin: Strong R (+27.0) · D 35.2% · R 62.1% · Other 2.7%
• 2008→2024 swing: +9.6pp toward D · 2008: -36.5pp · 2024: -27.0pp
• All cycles: 2024: R+27.0 2020: R+26.4 2016: R+34.9 2012: R+40.4 2008: R+36.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.57%
• Current HPI: 366.432
• Rent YoY: ▲ 10.01%
• Metro: Fayetteville-Springdale-Rogers, AR
• 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

+103.7% since first listed

8 events — show timeline

• 2026-04-13 Pending — NWARMLS
• 2026-04-10 Listed $110,000 NWARMLS
• 2023-03-08 Sold (Public Records) $180,000 Public Records
• 2023-03-06 Sold (MLS) $180,000 NWARMLS
• 2022-12-21 Pending — NWARMLS
• 2022-12-02 Price Changed $210,000 NWARMLS
• 2022-11-09 Listed $224,999 NWARMLS
• 1992-06-15 Sold (Public Records) $54,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,131 · -7.4% YoY. Source: county tax records.