188 Cr3503 · Clarksville, AR 72830

$174,500

3 bd · 2.0 ba · 1,800 sqft · SingleFamily public records · 231 Days on market

Built 2000 1.00 ac lot $97/sqft · 30% below area Est $250k · 30% under

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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 +9.2/30.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SPACIOUS, ADORABLE, UNIQUE. Completely remodeled in a delightful design, well insulated, and offering loads of living space. Need large rooms to gather and socialize--we have it! Massive dining area plus cute, country kitchen and a bar that seats several! Walk in pantry stores tons of groceries. Heated by a wood pellet stove and a propane gas heater. (propane tank does not convey) Quaint coffee bar is just one of the features you will love. Covered front porch is perfect for the outdoor enjoyment. Red storage building conveys. Huge concrete patio for barbecuing and socializing. Semi private setting. Close to mountain biking trails and Lake Ludwig makes this dwelling even more desirable.

Key facts

• 1 acre lot
• Built 2000
• Listed 230 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $-131 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (22.1% below list).
• Recommended offer: $136k (22.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#141 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D, crime D-, amenities F.
• Clarksville School District (town): math 29% / reading 34% proficiency, ranked #147 of 238 in AR (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 154 active listings in the ZIP; 12 units permitted in Johnson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Johnson County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 231 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $32k; list at $174k implies a 445% gain — meaningful room to come down on a strong offer.

Recommended offer $136,009 (22.1% 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 231 days. Have you received any prior offers? Is the seller open to a 22% 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 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. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.23%
• DSCR: 0.86
• GRM: 10.7

CMA / ARV

• ARV (median comp): $249,648
• List price: $174,500
• Delta: -30.10%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3333 State Hwy 818	0.43mi	3/2.5	1,891 (+5%)	11mo	$375,000	$198	60
446 Cr 3519	0.48mi	3/2.0	1,959 (+9%)	10mo	$227,000	$116	54
165 Mountain View Cir	0.72mi	3/2.0	1,538 (-15%)	9mo	$262,500	$171	34

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: -21.7%
• Equity multiple: 0.25×
• Total profit: $-36,629
• Equity at exit: $26,019

10-year hold

• IRR: -15.4%
• Equity multiple: 0.13×
• Total profit: $-42,593
• Equity at exit: $15,088

Cash invested: $48,860 (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 72830

• Home prices YoY: -11.5%
• Active inventory: 154
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,360 medium
• Mortgage (P&I): −$915
• Tax est. 1.5%: −$218 /mo · $2,618/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $-131

Break-even live

Break-even rent $1,526

Max offer price $155,478

Occupancy floor —

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: $43,625
• Closing costs: $5,235
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $174,500 Active 231 DOM
2. 2026-06-18
   days on market $174,500 Active 230 DOM
3. 2026-06-17
   days on market $174,500 Active 229 DOM
4. 2026-06-16
   days on market $174,500 Active 228 DOM
5. 2026-06-15
   days on market $174,500 Active 227 DOM
6. 2026-06-14
   days on market $174,500 Active 225 DOM
7. 2026-06-12
   days on market $174,500 Active 224 DOM
8. 2026-06-09
   days on market $174,500 Active 221 DOM
9. 2026-06-08
   days on market $174,500 Active 220 DOM
10. 2026-06-07
    days on market $174,500 Active 219 DOM
11. 2026-06-05
    days on market $174,500 Active 217 DOM
12. 2026-06-04
    days on market $174,500 Active 215 DOM
13. 2026-06-02
    days on market $174,500 Active 214 DOM
14. 2026-06-01
    days on market $174,500 Active 213 DOM
15. 2026-05-31
    days on market $174,500 Active 212 DOM
16. 2026-05-31
    days on market $174,500 Active 211 DOM
17. 2026-04-20
    price $174,500 695-char remark

    Show marketing remark (695 chars)

    SPACIOUS, ADORABLE, UNIQUE. Completely remodeled in a delightful design, well insulated, and offering loads of living space. Need large rooms to gather and socialize--we have it! Massive dining area plus cute, country kitchen and a bar that seats several! Walk in pantry stores tons of groceries. Heated by a wood pellet stove and a propane gas heater. (propane tank does not convey) Quaint coffee bar is just one of the features you will love. Covered front porch is perfect for the outdoor enjoyment. Red storage building conveys. Huge concrete patio for barbecuing and socializing. Semi private setting. Close to mountain biking trails and Lake Ludwig makes this dwelling even more desirable.

18. 2025-10-31
    listed $179,900 Active 695-char remark

    Show marketing remark (695 chars)

    SPACIOUS, ADORABLE, UNIQUE. Completely remodeled in a delightful design, well insulated, and offering loads of living space. Need large rooms to gather and socialize--we have it! Massive dining area plus cute, country kitchen and a bar that seats several! Walk in pantry stores tons of groceries. Heated by a wood pellet stove and a propane gas heater. (propane tank does not convey) Quaint coffee bar is just one of the features you will love. Covered front porch is perfect for the outdoor enjoyment. Red storage building conveys. Huge concrete patio for barbecuing and socializing. Semi private setting. Close to mountain biking trails and Lake Ludwig makes this dwelling even more desirable.

19. 2002-07-24
    soldstatus $32,000

ⓘ 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: $16,321
• − Mortgage interest: −$9,775
• − Property taxes: −$2,618
• − Insurance: −$872
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − Depreciation: −$5,076
• Taxable loss: −$4,631
• Est. tax savings @ 24.0%: +$1,112
• After-tax cash flow: $-466/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: Clarksville School District
• NCES district ID: 0504380
• Math proficiency: 29% ▼ -16.00%
• Reading proficiency: 34% ▼ -5.00%
• Median HH income: $33,344
• Composite: 25.84/100
• National rank: #7352
• State rank: #147 of 238 in AR

Livability — Clarksville

• Score: 65/100
• State rank: #141
• US rank: #12572

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,962

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 27,452 people
• By 2030: 28,003 · +2.0%
• By 2040: 28,960 · +5.5%
• By 2050: 29,627 · +7.9%
• By 2075: 31,000 · +12.9%
• By 2100: 31,173 · +13.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 18% Two or more races 9% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 2% Iranian 1% Lithuanian 1%
• Foreign-born: 12% · Canada, Philippines, Vietnam
• Languages at home: 84% English-only · Spanish 12% Other Asian/Pacific 2% German/W. Germanic 1%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+51.4) · D 23.3% · R 74.7% · Other 2.0%
• 2008→2024 swing: -28.4pp toward R · 2008: -23.1pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+49.0 2016: R+40.6 2012: R+28.0 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.36%
• Current HPI: 187.5114
• 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

+445.3% since first listed

3 events — show timeline

• 2026-04-20 Price Changed $174,500 NWARMLS
• 2025-10-31 Listed $179,900 NWARMLS
• 2002-07-24 Sold (Public Records) $32,000 Public Records

Property tax history

+0.1%/yr

Latest (2022): $210 · +0.0% YoY. Source: county tax records.