195 Washington Ave · Quitman, AR 72131

$144,900

3 bd · 1.0 ba · 2,096 sqft · SingleFamily public records · 78 Days on market

Built 1950 1.00 ac lot $69/sqft · 42% below area Est $250k · 42% under

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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 +18.8/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.9/10.0
• 1% rule +3.7/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming rock farmhouse that has stories to tell. Situated on 1 acre. This adorable home offers peaceful living with convenient access to nearby Heber Springs & beautiful Greers Ferry Lake. Enjoy all that lake life has to offer just a short drive away, including fishing, boating, swimming, hiking, & endless outdoor recreation opportunities. The home features 3 bedrooms & 2 baths, along with 2 additional flexible rooms that could serve as offices, hobby spaces, or guest areas. Includes a bright sunroom facing east. The property is well equipped for homesteading or gardening enthusiasts. The land is rich with established plantings including muscadine grapes, blueberry bushes, blackberry, fig trees, roses, & lilies, offering both beauty & productivity. There's also a chicken house designed for 30 chickens with a fenced run & an attached rabbit cage, making this a great setup for small scale farming or sustainable living. This property offers character, space, & incredible potential for anyone looking to enjoy a more s lifestyle in a peaceful country setting. Seller planning on leaving all appliances and furniture.

Key facts

• Rock farmhouse
• Convenient access
• Greers ferry lake

Tags

• ROCK FARMHOUSE
• 1 ACRE
• CONVENIENT ACCESS
• GREERS FERRY LAKE
• BRIGHT SUNROOM
• RAISED GARDEN BEDS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/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 $126k (12.8% below list).
• Recommended offer: $126k (12.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#203 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D+, crime D-, amenities F.
• Quitman School District (rural): math 39% / reading 42% proficiency, ranked #63 of 238 in AR (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 69 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 $15k of equity ($1k loan paydown + $14k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y 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 $95k; list at $145k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,349 (12.8% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.33%
• DSCR: 1.19
• GRM: 9.6

CMA / ARV

• ARV (median comp): $249,639
• List price: $144,900
• Delta: -41.96%
• Verdict: UNDERPRICED
• Comps: 17 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.4%
• Equity multiple: 3.17×
• Total profit: $88,178
• Equity at exit: $130,537

10-year hold

• IRR: 23.9%
• Equity multiple: 7.22×
• Total profit: $252,183
• Equity at exit: $281,509

Cash invested: $40,572 (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 72131

• Home prices YoY: 14.8%
• Active inventory: 69
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,263 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$31 /mo · $376/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $147

Break-even live

Break-even rent $1,078

Max offer price $144,900

Occupancy floor 83%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Listing history 42 events

1. 2026-06-18
   days on market $144,900 Active 78 DOM
2. 2026-06-17
   days on market $144,900 Active 77 DOM
3. 2026-06-16
   days on market $144,900 Active 76 DOM
4. 2026-06-15
   days on market $144,900 Active 75 DOM
5. 2026-06-14
   days on market $144,900 Active 73 DOM
6. 2026-06-13
   days on market $144,900 Active 72 DOM
7. 2026-06-10
   days on market $144,900 Active 70 DOM
8. 2026-06-09
   days on market $144,900 Active 69 DOM
9. 2026-06-08
   days on market $144,900 Active 68 DOM
10. 2026-06-07
    days on market $144,900 Active 67 DOM
11. 2026-06-03
    days on market $144,900 Active 63 DOM
12. 2026-06-02
    days on market $144,900 Active 62 DOM
13. 2026-06-01
    days on market $144,900 Active 61 DOM
14. 2026-05-31
    days on market $144,900 Active 60 DOM
15. 2026-05-31
    days on market $144,900 Active 59 DOM
16. 2026-05-19
    status Back on Market 1167-char remark

    Show marketing remark (1167 chars)

    Charming rock farmhouse that has stories to tell. Situated on 1 acre. This adorable home offers peaceful living with convenient access to nearby Heber Springs & beautiful Greers Ferry Lake. Enjoy all that lake life has to offer just a short drive away, including fishing, boating, swimming, hiking, & endless outdoor recreation opportunities. The home features 3 bedrooms & 2 baths, along with 2 additional flexible rooms that could serve as offices, hobby spaces, or guest areas. Includes a bright sunroom facing east. The property is well equipped for homesteading or gardening enthusiasts. The land is rich with established plantings including muscadine grapes, blueberry bushes, blackberry, fig trees, roses, & lilies, offering both beauty & productivity. There's also a chicken house designed for 30 chickens with a fenced run & an attached rabbit cage, making this a great setup for small scale farming or sustainable living. This property offers character, space, & incredible potential for anyone looking to enjoy a more s lifestyle in a peaceful country setting. Seller planning on leaving all appliances and furniture.

17. 2026-05-09
    historical Take Backups 1167-char remark

    Show marketing remark (1167 chars)

    Charming rock farmhouse that has stories to tell. Situated on 1 acre. This adorable home offers peaceful living with convenient access to nearby Heber Springs & beautiful Greers Ferry Lake. Enjoy all that lake life has to offer just a short drive away, including fishing, boating, swimming, hiking, & endless outdoor recreation opportunities. The home features 3 bedrooms & 2 baths, along with 2 additional flexible rooms that could serve as offices, hobby spaces, or guest areas. Includes a bright sunroom facing east. The property is well equipped for homesteading or gardening enthusiasts. The land is rich with established plantings including muscadine grapes, blueberry bushes, blackberry, fig trees, roses, & lilies, offering both beauty & productivity. There's also a chicken house designed for 30 chickens with a fenced run & an attached rabbit cage, making this a great setup for small scale farming or sustainable living. This property offers character, space, & incredible potential for anyone looking to enjoy a more s lifestyle in a peaceful country setting. Seller planning on leaving all appliances and furniture.

18. 2026-04-01
    listed $144,900 New Listing 1167-char remark

    Show marketing remark (1167 chars)

    Charming rock farmhouse that has stories to tell. Situated on 1 acre. This adorable home offers peaceful living with convenient access to nearby Heber Springs & beautiful Greers Ferry Lake. Enjoy all that lake life has to offer just a short drive away, including fishing, boating, swimming, hiking, & endless outdoor recreation opportunities. The home features 3 bedrooms & 2 baths, along with 2 additional flexible rooms that could serve as offices, hobby spaces, or guest areas. Includes a bright sunroom facing east. The property is well equipped for homesteading or gardening enthusiasts. The land is rich with established plantings including muscadine grapes, blueberry bushes, blackberry, fig trees, roses, & lilies, offering both beauty & productivity. There's also a chicken house designed for 30 chickens with a fenced run & an attached rabbit cage, making this a great setup for small scale farming or sustainable living. This property offers character, space, & incredible potential for anyone looking to enjoy a more s lifestyle in a peaceful country setting. Seller planning on leaving all appliances and furniture.

19. 2024-08-27
    soldstatus $95,000
20. 2024-08-23
    soldstatus $95,000 Sold 488-char remark

    Show marketing remark (488 chars)

    Don't miss this 3 bedroom 2 bath home featuring living area with fireplace, den with 2nd fireplace, sunroom, 2 bonus rooms and nice sized kitchen/dining combo on 1 acres. HUD Owned Property: Case 031-561059. HUD Homes are sold As-Is with no representations, warranties or disclosures. Ask your agent for details and submit offers on www. HUDHomeStore.com. SEE AGENT REMARKS for additional information and check HUDHomeStore.com for property availability. Managed by www. rainecompany.com.

21. 2024-07-12
    status Under Contract 488-char remark

    Show marketing remark (488 chars)

    Don't miss this 3 bedroom 2 bath home featuring living area with fireplace, den with 2nd fireplace, sunroom, 2 bonus rooms and nice sized kitchen/dining combo on 1 acres. HUD Owned Property: Case 031-561059. HUD Homes are sold As-Is with no representations, warranties or disclosures. Ask your agent for details and submit offers on www. HUDHomeStore.com. SEE AGENT REMARKS for additional information and check HUDHomeStore.com for property availability. Managed by www. rainecompany.com.

22. 2024-06-27
    status Back on Market 488-char remark

    Show marketing remark (488 chars)

    Don't miss this 3 bedroom 2 bath home featuring living area with fireplace, den with 2nd fireplace, sunroom, 2 bonus rooms and nice sized kitchen/dining combo on 1 acres. HUD Owned Property: Case 031-561059. HUD Homes are sold As-Is with no representations, warranties or disclosures. Ask your agent for details and submit offers on www. HUDHomeStore.com. SEE AGENT REMARKS for additional information and check HUDHomeStore.com for property availability. Managed by www. rainecompany.com.

23. 2024-04-22
    status Under Contract 488-char remark

    Show marketing remark (488 chars)

    Don't miss this 3 bedroom 2 bath home featuring living area with fireplace, den with 2nd fireplace, sunroom, 2 bonus rooms and nice sized kitchen/dining combo on 1 acres. HUD Owned Property: Case 031-561059. HUD Homes are sold As-Is with no representations, warranties or disclosures. Ask your agent for details and submit offers on www. HUDHomeStore.com. SEE AGENT REMARKS for additional information and check HUDHomeStore.com for property availability. Managed by www. rainecompany.com.

24. 2024-04-10
    listed $100,000 New Listing 488-char remark

    Show marketing remark (488 chars)

    Don't miss this 3 bedroom 2 bath home featuring living area with fireplace, den with 2nd fireplace, sunroom, 2 bonus rooms and nice sized kitchen/dining combo on 1 acres. HUD Owned Property: Case 031-561059. HUD Homes are sold As-Is with no representations, warranties or disclosures. Ask your agent for details and submit offers on www. HUDHomeStore.com. SEE AGENT REMARKS for additional information and check HUDHomeStore.com for property availability. Managed by www. rainecompany.com.

25. 2021-10-18
    soldstatus $145,000
26. 2021-10-06
    soldstatus $145,000 Sold
27. 2021-09-05
    status Under Contract
28. 2021-08-12
    listed $145,000 New Listing
29. 2021-08-12
    historical
30. 2021-08-04
    price $149,900
31. 2021-07-24
    status Back on Market
32. 2021-06-03
    historical
33. 2021-05-24
    price $155,000
34. 2021-05-17
    listed $159,000 New Listing
35. 2018-09-06
    soldstatus $82,000
36. 2018-06-12
    status Under Contract
37. 2018-06-08
    soldstatus $82,000 Sold
38. 2018-05-05
    historical Take Backups
39. 2018-01-30
    price $84,900
40. 2017-10-25
    price $89,500
41. 2017-08-02
    listed $94,500 New Listing
42. 2009-08-05
    soldstatus $26,000

ⓘ 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: $376 · $31/mo
• Projected year-2 tax: $927 · $77/mo
• Expected delta: +$551/yr (+$46/mo · 146.5%)

ⓘ 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 5/10 Major 7 d/yr ≥107°F today · 19 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: $15,162
• − Mortgage interest: −$8,117
• − Property taxes: −$376
• − Insurance: −$724
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$4,215
• Taxable loss: −$697
• Est. tax savings @ 24.0%: +$167
• After-tax cash flow: $1,926/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: Quitman School District
• NCES district ID: 0511880
• Math proficiency: 39% ▼ -12.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $44,003
• Composite: 34.33/100
• National rank: #5229
• State rank: #63 of 238 in AR

Livability — Quitman

• Score: 63/100
• State rank: #203
• US rank: #15886

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,099

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 31.46%
• Current HPI: 243.7407
• 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

+457.3% since first listed

27 events — show timeline

• 2026-05-19 Relisted — CARMLS
• 2026-05-09 Contingent — CARMLS
• 2026-04-01 Listed $144,900 CARMLS
• 2024-08-27 Sold (Public Records) $95,000 Public Records
• 2024-08-23 Sold (MLS) $95,000 CARMLS
• 2024-07-12 Pending — CARMLS
• 2024-06-27 Relisted — CARMLS
• 2024-04-22 Pending — CARMLS
• 2024-04-10 Listed $100,000 CARMLS
• 2021-10-18 Sold (Public Records) $145,000 Public Records
• 2021-10-06 Sold (MLS) $145,000 CARMLS
• 2021-09-05 Pending — CARMLS
• 2021-08-12 Listing Removed — CARMLS
• 2021-08-12 Listed $145,000 CARMLS
• 2021-08-04 Price Changed $149,900 CARMLS
• 2021-07-24 Relisted — CARMLS
• 2021-06-03 Listing Removed — CARMLS
• 2021-05-24 Price Changed $155,000 CARMLS
• 2021-05-17 Listed $159,000 CARMLS
• 2018-09-06 Sold (Public Records) $82,000 Public Records
• 2018-06-12 Pending — CARMLS
• 2018-06-08 Sold (MLS) $82,000 CARMLS
• 2018-05-05 Contingent — CARMLS
• 2018-01-30 Price Changed $84,900 CARMLS
• 2017-10-25 Price Changed $89,500 CARMLS
• 2017-08-02 Listed $94,500 CARMLS
• 2009-08-05 Sold (Public Records) $26,000 Public Records

Property tax history

-2.0%/yr

Latest (2025): $376 · -36.0% YoY. Source: county tax records.