951 Ar 223 Hwy · Pineville, AR 72566

$189,900

3 bd · 2.5 ba · 1,968 sqft · SingleFamily public records · 57 Days on market

Built 1974 0.48 ac lot $96/sqft · 23% below area Est $248k · 23% under ↓ 21% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +7.5/30.0
• Appreciation +5.0/10.0
• Schools +3.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• 1% rule +1.1/10.0

Listing remarks

This beautiful 3 bedroom, 2.5 bath home has been remodeled and has so much to offer! The home features a spacious open kitchen and dining area with easy access to the back patio. The large living room provides plenty of space to relax and unwind, complete with a wood-burning fireplace. The master suite has an attached full bathroom with a walk in shower. Large laundry room off the 2 vehicle garage and a pantry! An attached bonus room adds even more flexibility, featuring its own workshop space and convenient half bath, perfect for hobbies, a home business, or extra living space. The property also includes a basement area for additional storage. Recent updates throughout the home include br

Key facts

• Master suite
• Large laundry room
• Open kitchen

Tags

• OPEN KITCHEN
• BACK PATIO
• WOOD BURNING FIREPLACE
• MASTER SUITE
• WALK IN SHOWER
• LARGE LAUNDRY ROOM

Property features AI

Finance

• Other: Approximately 0.48 acre lot
• Financial info: Financing options: VA, FHA, conventional, or cash

Exterior

• Parking: Detached garage with automatic door opener accommodating 2 cars
• Utilities: Public water; Septic; Electric via cooperative; Fiber internet available
• Home design: Inside city limits
• Construction: Composition roof; Slab/crawlspace combination foundation
• Exterior features: Brick exterior; Patio; Porch; Guttering; Paved road access; Level lot

Interior

• Kitchen: Free-standing stove; Dishwasher; Pantry; Refrigerator stays
• Flooring: Luxury vinyl flooring
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Washer connection; washer stays; Dryer connection (electric); dryer stays; Electric water heater; Walk-in shower; Breakfast bar; Formica kitchen counters; Wood-burning stove fireplace; Paneling on walls/ceilings
• Laundry & utility: Laundry room; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-240 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (22.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (39.5% below list).
• Recommended offer: $115k (39.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#336 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools C-, crime F, amenities F.
• Calico Rock School District (rural): math 33% / reading 41% proficiency, ranked #108 of 238 in AR (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 6 units permitted in Izard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Izard County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 5, 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 57 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $114,959 (39.5% 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 57 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — 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. 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?
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: 0.61% ✗
• Cap rate: 4.78%
• Cash-on-cash: -5.41%
• DSCR: 0.76
• GRM: 13.8

CMA / ARV

• ARV (median comp): $247,751
• List price: $189,900
• Delta: -23.35%
• Verdict: UNDERPRICED
• Comps: 10 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.5%
• Equity multiple: 1.14×
• Total profit: $7,512
• Equity at exit: $85,387

10-year hold

• IRR: 5.9%
• Equity multiple: 1.90×
• Total profit: $48,073
• Equity at exit: $131,592

Cash invested: $53,172 (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 72566

• Active inventory: 8
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$73 /mo · $877/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $-240

Break-even live

Break-even rent $1,453

Max offer price $147,518

Occupancy floor —

Sensitivity live

Price	-10% $-132	-5% $-186	+0% $-240	+5% $-294	+10% $-347
Rent	-10% $-331	-5% $-285	+0% $-240	+5% $-195	+10% $-149
Rate	-1.0pp $-144	-0.5pp $-192	base $-240	+0.5pp $-289	+1.0pp $-339

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $189,900 Active 57 DOM
2. 2026-06-18
   days on market $189,900 Active 56 DOM
3. 2026-06-17
   days on market $189,900 Active 55 DOM
4. 2026-06-16
   days on market $189,900 Active 54 DOM
5. 2026-06-15
   days on market $189,900 Active 53 DOM
6. 2026-06-14
   days on market $189,900 Active 51 DOM
7. 2026-06-12
   days on market $189,900 Active 50 DOM
8. 2026-06-09
   days on market $189,900 Active 47 DOM
9. 2026-06-08
   days on market $189,900 Active 46 DOM
10. 2026-06-07
    days on market $189,900 Active 45 DOM
11. 2026-06-07
    days on market $189,900 Active 44 DOM
12. 2026-06-04
    days on market $189,900 Active 41 DOM
13. 2026-06-02
    days on market $189,900 Active 40 DOM
14. 2026-06-01
    days on market $189,900 Active 39 DOM
15. 2026-05-31
    days on market $189,900 Active 38 DOM
16. 2026-05-31
    days on market $189,900 Active 37 DOM
17. 2026-04-23
    listed $189,900 New Listing 943-char remark
18. 2025-09-28
    historical
19. 2025-06-21
    price $229,500
20. 2025-03-28
    listed $239,500 New Listing

ⓘ 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: $877 · $73/mo
• Projected year-2 tax: $1,215 · $101/mo
• Expected delta: +$338/yr (+$28/mo · 38.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,795
• − Mortgage interest: −$10,637
• − Property taxes: −$877
• − Insurance: −$950
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$5,524
• Taxable loss: −$6,401
• Est. tax savings @ 24.0%: +$1,536
• After-tax cash flow: $-1,343/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: Calico Rock School District
• NCES district ID: 0503840
• Math proficiency: 33% ▼ -24.00%
• Reading proficiency: 41% ▼ -9.00%
• Median HH income: $35,470
• Composite: 30.59/100
• National rank: #6197
• State rank: #108 of 238 in AR

Livability — Pineville

• Score: 57/100
• State rank: #336
• US rank: #21652

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pineville, AR
• Population (ZIP): 501

Population outlook (Izard County) Hauer SSP2

• Today (2025): 13,018 people
• By 2030: 12,761 · -2.0%
• By 2040: 12,331 · -5.3%
• By 2050: 12,041 · -7.5%
• By 2075: 11,516 · -11.5%
• By 2100: 10,549 · -19.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 6% Two or more races 2%
• Hispanic origin (detail): Mexican 6%

Political lean MEDSL · Izard

• 2024 margin: Solid R (+65.9) · D 16.0% · R 81.9% · Other 2.1%
• 2008→2024 swing: -39.1pp toward R · 2008: -26.9pp · 2024: -65.9pp
• All cycles: 2024: R+65.9 2020: R+62.1 2016: R+54.3 2012: R+37.8 2008: R+26.9

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

-20.7% since first listed

4 events — show timeline

• 2026-04-23 Listed $189,900 CARMLS
• 2025-09-28 Listing Removed — CARMLS
• 2025-06-21 Price Changed $229,500 CARMLS
• 2025-03-28 Listed $239,500 CARMLS

Property tax history

+7.9%/yr

Latest (2025): $877 · +8.7% YoY. Source: county tax records.