32 E Main St · Ash Flat, AR 72513

$124,900

2 bd · 1.5 ba · 1,031 sqft · SingleFamily public records · 76 Days on market

0.46 ac lot $121/sqft · at area comps Est $120k · at est.

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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).

• Cash flow +13.2/30.0
• ARV discount +5.8/15.0
• Appreciation +5.0/10.0
• DSCR +4.0/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

NEW Architectual Shingles April 2026. Step inside this Ash Flat, Arkansas home — a great location for a home which blends comfort and convenience. The layout includes two bedrooms and two full bathrooms, offering ample space whether you’re settling in long-term or hosting guests. Hardwood floors in the bedrooms and living, while there's tile in the kitchen, dining and baths-no carpet. The open flow carries you through the home, with generous natural light and a down-to-earth feel that matches the town’s charm. Outside, you’re just minutes from the heart of town: Directly across the street from the city park, next door to the library and only a couple blocks from post office and city hall. One car garage plus shed. Freshly painted interior incl. cabints and exterior painted. Appliances incl at list price fridge, gas stove, microwave, washer, dryer.

Key facts

• 0.46 acre lot
• Garage
• Listed 75 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-2 ($-18/yr) — negative.
• To cash-flow at today's rent, offer at most $125k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (23.9% below list).
• Recommended offer: $95k (23.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#178 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A, housing B; Watch: amenities F, commute F, employment F.
• Highland School District (town): math 43% / reading 39% proficiency, ranked #66 of 238 in AR (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cherokee Elementary School (math 58% / reading 40%, grade D, #108 of 454 statewide, top 24%, 594 students, 100% FRL); Highland Middle School (math 41% / reading 36%, grade F, #105 of 201 statewide, top 52%, 492 students, 100% FRL); Highland High School (math 31% / reading 44%, grade F, #62 of 292 statewide, top 21%, 526 students, 100% FRL) — zoned schools average 100% FRL vs 56% district-wide (44 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 60 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4 units permitted in Sharp County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $4k appreciation (3.0% local appreciation)).
• Sharp County population projected at -11% 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 $35k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $62k; list at $125k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $95,000 (23.9% 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 76 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
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 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?
6. 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?
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: 0.76% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.05%
• DSCR: 1.00
• GRM: 11.0

CMA / ARV

• ARV (median comp): $120,273
• List price: $124,900
• Delta: 3.85%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 Martin Cir	0.18mi	2/1.0	952 (-8%)	12mo	$91,000	$96	67
15 Sara Cir	0.67mi	2/1.0	1,016 (-2%)	19mo	$115,000	$113	48
118 Peace Valley Rd	0.45mi	3/2.0 (+1)	1,124 (+9%)	23mo	$159,900	$142	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.4%
• Equity multiple: 1.43×
• Total profit: $14,894
• Equity at exit: $56,160

10-year hold

• IRR: 10.1%
• Equity multiple: 2.52×
• Total profit: $53,104
• Equity at exit: $86,550

Cash invested: $34,972 (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 72513

• Active inventory: 60
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$45 /mo · $540/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $-2

Break-even live

Break-even rent $952

Max offer price $124,628

Occupancy floor 95%

Sensitivity live

Price	-10% $69	-5% $34	+0% $-2	+5% $-37	+10% $-72
Rent	-10% $-77	-5% $-39	+0% $-2	+5% $36	+10% $74
Rate	-1.0pp $61	-0.5pp $30	base $-2	+0.5pp $-34	+1.0pp $-67

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29 Martin Cir Ash Flat, AR	2.0	1.0	952	$950	$1.00	45d	1	0.15mi

Listing history 34 events

1. 2026-06-21
   days on market $124,900 Active 76 DOM
2. 2026-06-19
   days on market $124,900 Active 74 DOM
3. 2026-06-18
   days on market $124,900 Active 73 DOM
4. 2026-06-17
   days on market $124,900 Active 72 DOM
5. 2026-06-16
   days on market $124,900 Active 71 DOM
6. 2026-06-15
   days on market $124,900 Active 70 DOM
7. 2026-06-14
   days on market $124,900 Active 68 DOM
8. 2026-06-12
   days on market $124,900 Active 67 DOM
9. 2026-06-09
   days on market $124,900 Active 64 DOM
10. 2026-06-08
    days on market $124,900 Active 63 DOM
11. 2026-06-07
    days on market $124,900 Active 62 DOM
12. 2026-06-07
    days on market $124,900 Active 61 DOM
13. 2026-06-04
    days on market $124,900 Active 58 DOM
14. 2026-06-02
    days on market $124,900 Active 57 DOM
15. 2026-06-01
    days on market $124,900 Active 56 DOM
16. 2026-05-31
    days on market $124,900 Active 55 DOM
17. 2026-05-31
    days on market $124,900 Active 54 DOM
18. 2026-04-06
    listed $124,900 New Listing 883-char remark

    Show marketing remark (883 chars)

    NEW Architectual Shingles April 2026. Step inside this Ash Flat, Arkansas home — a great location for a home which blends comfort and convenience. The layout includes two bedrooms and two full bathrooms, offering ample space whether you’re settling in long-term or hosting guests. Hardwood floors in the bedrooms and living, while there's tile in the kitchen, dining and baths-no carpet. The open flow carries you through the home, with generous natural light and a down-to-earth feel that matches the town’s charm. Outside, you’re just minutes from the heart of town: Directly across the street from the city park, next door to the library and only a couple blocks from post office and city hall. One car garage plus shed. Freshly painted interior incl. cabints and exterior painted. Appliances incl at list price fridge, gas stove, microwave, washer, dryer.

19. 2026-01-29
    historical
20. 2026-01-14
    historical Take Backups
21. 2025-12-10
    status Back on Market
22. 2025-12-02
    historical Take Backups
23. 2025-11-26
    listed $115,000 New Listing
24. 2019-08-29
    soldstatus $62,500
25. 2019-08-28
    status Under Contract
26. 2019-08-28
    soldstatus $62,500 Sold
27. 2019-06-25
    listed $62,500 New Listing
28. 2015-12-15
    soldstatus $10,000
29. 2009-10-23
    soldstatus $59,500
30. 2009-05-27
    soldstatus $54,000
31. 1995-02-07
    soldstatus $43,000
32. 1992-03-30
    soldstatus $36,000
33. 1991-05-10
    soldstatus $21,000
34. 1987-08-25
    soldstatus $23,000

ⓘ 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: $540 · $45/mo
• Projected year-2 tax: $799 · $67/mo
• Expected delta: +$259/yr (+$22/mo · 48.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $11,400
• − Mortgage interest: −$6,996
• − Property taxes: −$540
• − Insurance: −$624
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$3,633
• Taxable loss: −$2,218
• Est. tax savings @ 24.0%: +$532
• After-tax cash flow: $514/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: Highland School District
• NCES district ID: 0507770
• Math proficiency: 43% ▼ -7.00%
• Reading proficiency: 39% ▼ -9.00%
• Median HH income: $32,066
• Composite: 33.63/100
• National rank: #5400
• State rank: #66 of 238 in AR

Livability — Ash Flat

• Score: 64/100
• State rank: #178
• US rank: #14519

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ash Flat, AR
• Population (ZIP): 2,858

Population outlook (Sharp County) Hauer SSP2

• Today (2025): 16,170 people
• By 2030: 15,711 · -2.8%
• By 2040: 14,974 · -7.4%
• By 2050: 14,420 · -10.8%
• By 2075: 13,235 · -18.2%
• By 2100: 11,492 · -28.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Lithuanian 5% Slovak 5% Serbian 1%
• Foreign-born: 1%

Political lean MEDSL · Sharp

• 2024 margin: Solid R (+62.7) · D 17.7% · R 80.4% · Other 1.9%
• 2008→2024 swing: -33.7pp toward R · 2008: -28.9pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+60.0 2016: R+54.7 2012: R+38.8 2008: R+28.9

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

+443.0% since first listed

17 events — show timeline

• 2026-04-06 Listed $124,900 CARMLS
• 2026-01-29 Listing Removed — CARMLS
• 2026-01-14 Contingent — CARMLS
• 2025-12-10 Relisted — CARMLS
• 2025-12-02 Contingent — CARMLS
• 2025-11-26 Listed $115,000 CARMLS
• 2019-08-29 Sold (Public Records) $62,500 Public Records
• 2019-08-28 Pending — CARMLS
• 2019-08-28 Sold (MLS) $62,500 CARMLS
• 2019-06-25 Listed $62,500 CARMLS
• 2015-12-15 Sold (Public Records) $10,000 Public Records
• 2009-10-23 Sold (Public Records) $59,500 Public Records
• 2009-05-27 Sold (Public Records) $54,000 Public Records
• 1995-02-07 Sold (Public Records) $43,000 Public Records
• 1992-03-30 Sold (Public Records) $36,000 Public Records
• 1991-05-10 Sold (Public Records) $21,000 Public Records
• 1987-08-25 Sold (Public Records) $23,000 Public Records

Property tax history

+30.1%/yr

Latest (2025): $540 · +10.0% YoY. Source: county tax records.