115 Unit 2 Pump Station Rd · Yarborough Landing, AR 71822

$85,000

1 bd · 1.0 ba · 468 sqft · SingleFamily public records · 28 Days on market

Built 1976 2,613 sqft lot

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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 +15.5/30.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +4.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Yarborough Landing on Millwood Lake. Currently Air B & B. Great for a getaway or continue as Air B & B. All furnishings remain with the property. Pictures of the lake area are included. Clean and well maintained area.

Key facts

• 2,613 sq ft lot
• Built 1976
• Listed 28 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Water connected
• Home design: Single-family residence; Two levels
• Construction: Wood siding; Metal roof; Built with conventional foundation
• Exterior features: Deck; No fencing

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Ceiling fan(s)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $34 ($403/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $79k (7.5% below list).
• Recommended offer: $79k (7.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#319 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Ashdown School District (town): math 29% / reading 24% proficiency, ranked #179 of 238 in AR (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Ashdown Elementary School (math 38% / reading 26%, grade F, #278 of 454 statewide, top 64%, 627 students, 70% FRL); Ashdown Junior High School (math 26% / reading 21%, grade F, #173 of 201 statewide, top 86%, 283 students, 71% FRL); Ashdown High School (math 22% / reading 27%, grade F, #187 of 292 statewide, top 70%, 398 students, 69% FRL) — zoned schools average 70% FRL vs 54% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 24 active listings in the ZIP; 4 units permitted in Little River County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($588 loan paydown + $5k appreciation (5.9% local appreciation)).
• Little River County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Recommended offer $78,605 (7.5% below list)

Questions for the listing agent

1. Built in 1976 — 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 F-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. 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?
5. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.69%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 2.10×
• Total profit: $26,205
• Equity at exit: $52,918

10-year hold

• IRR: 16.5%
• Equity multiple: 4.17×
• Total profit: $75,561
• Equity at exit: $95,522

Cash invested: $23,800 (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 71822

• Home prices YoY: 4.0%
• Active inventory: 24
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $786 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$165
• Net cashflow: $34

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 91%

Sensitivity live

Price	-10% $92	-5% $63	+0% $34	+5% $4	+10% $-25
Rent	-10% $-29	-5% $3	+0% $34	+5% $65	+10% $96
Rate	-1.0pp $76	-0.5pp $55	base $34	+0.5pp $12	+1.0pp $-11

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-09
   status $85,000 Pending 28 DOM
2. 2026-06-08
   days on market $85,000 Active 28 DOM
3. 2026-06-07
   days on market $85,000 Active 27 DOM
4. 2026-06-05
   days on market $85,000 Active 24 DOM
5. 2026-06-03
   days on market $85,000 Active 23 DOM
6. 2026-06-02
   days on market $85,000 Active 22 DOM
7. 2026-06-01
   days on market $85,000 Active 21 DOM
8. 2026-05-31
   days on market $85,000 Active 20 DOM
9. 2026-05-30
   days on market $85,000 Active 19 DOM
10. 2026-05-11
    listed $85,000 Active 225-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $9,433
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$755
• − Management: −$755
• − Depreciation: −$2,473
• Taxable loss: −$1,011
• Est. tax savings @ 24.0%: +$243
• After-tax cash flow: $645/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: Ashdown School District
• NCES district ID: 0502580
• Math proficiency: 29% ▼ -14.00%
• Reading proficiency: 24% ▼ -15.00%
• Median HH income: $38,005
• Composite: 22.18/100
• National rank: #8161
• State rank: #179 of 238 in AR

Livability — Yarborough Landing

• Score: 58/100
• State rank: #319
• US rank: #21078

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yarborough Landing, AR
• Population (ZIP): 7,830

Population outlook (Little River County) Hauer SSP2

• Today (2025): 11,251 people
• By 2030: 10,529 · -6.4%
• By 2040: 9,211 · -18.1%
• By 2050: 7,999 · -28.9%
• By 2075: 5,779 · -48.6%
• By 2100: 4,395 · -60.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 21% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Iranian 1%
• Foreign-born: 0% · Canada

Political lean MEDSL · Little River

• 2024 margin: Solid R (+54.3) · D 22.1% · R 76.4% · Other 1.4%
• 2008→2024 swing: -25.3pp toward R · 2008: -29.0pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+48.1 2016: R+42.5 2012: R+36.3 2008: R+29.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.90%
• Current HPI: 154.3964
• 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

2 events — show timeline

• 2026-06-09 Pending — TBOR
• 2026-05-11 Listed $85,000 TBOR

Property tax history

+0.0%/yr

Latest (2025): $87 · +0.0% YoY. Source: county tax records.