881 Aud Rd · Witts Springs, AR 72686

$92,000

1 bd · 1.0 ba · 720 sqft · SingleFamily public records · 218 Days on market

Built 2012 Fair condition 10 ac lot $128/sqft · 58% below area

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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 +18.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Appreciation +5.0/10.0
• 1% rule +3.7/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Here is a cozy, rustic retreat located in the gateway to Ozark National Forest. The 720 sq ft cabin is modest, offering a warm, welcoming feel. Its exterior is covered in natural wood. It includes a small front porch upstairs and downstairs, gives you a perfect spot to sit and take in the forest, while sipping your morning coffee, or stargaze at night. Inside, an open living area with beamed ceilings, a compact but functional kitchen with wood cabinetry and a dining nook. The living room is comfortable and warm. Windows let in natural light and allow you to soak in the beauty around. A loft-style bedroom for a bed and storage, with a lower-level second bedroom or a living area. Lets not forget the herbs and garden area too! All of this on 10 Acres. Camping, Hunting, Relaxing, you can do it all. Hiking, Backpacking, near the Ozark National Forest. See it for yourself, call for an appt today.

Key facts

• Small front porch
• Beamed ceilings
• Open living area

Tags

• RUSTIC RETREAT
• NATURAL WOOD EXTERIOR
• SMALL FRONT PORCH
• OPEN LIVING AREA
• BEAMED CEILINGS
• COMPACT KITCHEN

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $92k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $81 ($968/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 $80k (13.0% below list).
• Recommended offer: $80k (13.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Searcy County School District (rural): math 39% / reading 40% proficiency, ranked #82 of 238 in AR (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Marshall Elementary School (math 64% / reading 34%, grade D, #93 of 454 statewide, top 23%, 293 students, 99% FRL); Leslie Elementary School (math 47% / reading 37%, grade D-, #78 of 201 statewide, top 40%, 190 students, 98% FRL); Marshall High School (math 28% / reading 43%, grade F, #85 of 292 statewide, top 30%, 358 students, 99% FRL) — zoned schools average 99% FRL vs 57% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 8 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($636 loan paydown + $3k appreciation (3.0% local appreciation)).
• Searcy County population projected at -26% 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 $26k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 218 days — a 12% lower offer ($81k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $79,998 (13.0% below list)

Questions for the listing agent

1. It's been on market 218 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 0.87% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.76%
• DSCR: 1.17
• GRM: 9.6

CMA / ARV

• ARV (median comp): $216,925
• List price: $92,000
• Delta: -57.59%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 11.0%
• Equity multiple: 1.63×
• Total profit: $16,181
• Equity at exit: $41,367

10-year hold

• IRR: 13.2%
• Equity multiple: 2.96×
• Total profit: $50,361
• Equity at exit: $63,752

Cash invested: $25,760 (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 72686

• Active inventory: 8
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $800 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$31 /mo · $366/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $81

Break-even live

Break-even rent $698

Max offer price $92,000

Occupancy floor 85%

Sensitivity live

Price	-10% $133	-5% $107	+0% $81	+5% $55	+10% $29
Rent	-10% $17	-5% $49	+0% $81	+5% $112	+10% $144
Rate	-1.0pp $127	-0.5pp $104	base $81	+0.5pp $57	+1.0pp $33

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $92,000 Active 218 DOM
2. 2026-06-19
   days on market $92,000 Active 216 DOM
3. 2026-06-18
   days on market $92,000 Active 215 DOM
4. 2026-06-17
   days on market $92,000 Active 214 DOM
5. 2026-06-16
   days on market $92,000 Active 213 DOM
6. 2026-06-15
   days on market $92,000 Active 212 DOM
7. 2026-06-14
   days on market $92,000 Active 210 DOM
8. 2026-06-12
   days on market $92,000 Active 209 DOM
9. 2026-06-09
   days on market $92,000 Active 206 DOM
10. 2026-06-08
    days on market $92,000 Active 205 DOM
11. 2026-06-07
    days on market $92,000 Active 204 DOM
12. 2026-06-07
    days on market $92,000 Active 203 DOM
13. 2026-06-04
    days on market $92,000 Active 200 DOM
14. 2026-06-02
    days on market $92,000 Active 199 DOM
15. 2026-06-01
    days on market $92,000 Active 198 DOM
16. 2026-05-31
    days on market $92,000 Active 197 DOM
17. 2026-05-31
    days on market $92,000 Active 196 DOM
18. 2025-11-14
    listed $92,000 New Listing 903-char remark

    Show marketing remark (903 chars)

    Here is a cozy, rustic retreat located in the gateway to Ozark National Forest. The 720 sq ft cabin is modest, offering a warm, welcoming feel. Its exterior is covered in natural wood. It includes a small front porch upstairs and downstairs, gives you a perfect spot to sit and take in the forest, while sipping your morning coffee, or stargaze at night. Inside, an open living area with beamed ceilings, a compact but functional kitchen with wood cabinetry and a dining nook. The living room is comfortable and warm. Windows let in natural light and allow you to soak in the beauty around. A loft-style bedroom for a bed and storage, with a lower-level second bedroom or a living area. Lets not forget the herbs and garden area too! All of this on 10 Acres. Camping, Hunting, Relaxing, you can do it all. Hiking, Backpacking, near the Ozark National Forest. See it for yourself, call for an appt today.

ⓘ 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: $366 · $31/mo
• Projected year-2 tax: $589 · $49/mo
• Expected delta: +$222/yr (+$19/mo · 60.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,600
• − Mortgage interest: −$5,153
• − Property taxes: −$366
• − Insurance: −$460
• − Repairs & maintenance: −$768
• − Management: −$768
• − Depreciation: −$2,676
• Taxable loss: −$592
• Est. tax savings @ 24.0%: +$142
• After-tax cash flow: $1,110/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This rustic cabin in the Ozark National Forest requires moderate renovations, including painting, landscaping, and replacing exterior siding and countertops. The home has a good foundation and structure, but the interior and exterior need significant attention to increase its resale and rental value.

Repairs flagged

• Major Exterior siding — The exterior siding is in poor condition with visible wear and tear.
• Minor Kitchen countertops — The countertops are visible but not in pristine condition.
• Major Paint — The interior walls and paint appear to be in poor condition with visible wear and tear.
• Major Landscaping — The landscaping and curb appeal are poor with overgrown vegetation and debris around the property.

Value-add opportunities

• Both Paint the interior and exterior — Painting the interior and exterior will improve the home's appearance and increase its value.
• Both Landscaping and curb appeal — Improving the landscaping and curb appeal will make the home more attractive and increase its value.
• Both Replace exterior siding — Replacing the exterior siding will improve the home's appearance and increase its value.
• Both Replace countertops — Replacing the countertops will improve the home's appearance and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · The exterior siding is in poor condition with visible wear and tear.	Major	$15,000–50,000
Kitchen countertops · The countertops are visible but not in pristine condition.	Minor	$500–3,000
Paint · The interior walls and paint appear to be in poor condition with visible wear and tear.	Major	$15,000–50,000
Landscaping · The landscaping and curb appeal are poor with overgrown vegetation and debris around the property.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$45,500–153,000

Value-add ROI direction

• Both Paint the interior and exterior — Painting the interior and exterior will improve the home's appearance and increase its value. ↑
• Both Landscaping and curb appeal — Improving the landscaping and curb appeal will make the home more attractive and increase its value. ↑
• Both Replace exterior siding — Replacing the exterior siding will improve the home's appearance and increase its value. ↑
• Both Replace countertops — Replacing the countertops will improve the home's appearance and increase its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Searcy County School District
• NCES district ID: 0509480
• Math proficiency: 39% ▼ -16.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $31,222
• Composite: 32.28/100
• National rank: #5751
• State rank: #82 of 238 in AR

Livability — Witts Springs

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 128

Population outlook (Searcy County) Hauer SSP2

• Today (2025): 7,091 people
• By 2030: 6,656 · -6.1%
• By 2040: 5,868 · -17.2%
• By 2050: 5,250 · -26.0%
• By 2075: 4,407 · -37.9%
• By 2100: 3,834 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%

Political lean MEDSL · Searcy

• 2024 margin: Solid R (+72.2) · D 13.2% · R 85.4% · Other 1.4%
• 2008→2024 swing: -26.3pp toward R · 2008: -45.9pp · 2024: -72.2pp
• All cycles: 2024: R+72.2 2020: R+69.1 2016: R+63.7 2012: R+51.0 2008: R+45.9

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

1 event — show timeline

• 2025-11-14 Listed $92,000 CARMLS

Property tax history

+38.5%/yr

Latest (2025): $366 · +0.0% YoY. Source: county tax records.