39 Meadow Ridge Ln · Bergman, AR 72601

$99,900

2 bd · 1.0 ba · 576 sqft · SingleFamily public records · 86 Days on market

Built 2023 3.43 ac lot $173/sqft · 11% above area Est $90k · 11% over ↓ 13% 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).

• Cash flow +14.0/30.0
• Schools +4.4/10.0
• DSCR +4.3/10.0
• Appreciation +4.0/10.0
• Livability +3.1/5.0
• 1% rule +2.9/10.0
• ARV discount +2.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

"Off Grid Living" in this 576 SQFT home with 2 BR-1 BA (composting toilet and graywater shower) on 3.43 acres m/l. Electric is provided by the whole-house solar system. Home features a wood cookstove with oven and cooktop, root cellar, electric oven, wood floors, and deck. The fenced property features a storage building (8 x 12), solar building (10 x 20), chicken coop, shed, raised garden beds, several fruit trees, and 5 water catchment holding tanks with one on a trailer.

Key facts

• Storage building
• Root cellar
• Fenced property

Tags

• WHOLE-HOUSE SOLAR SYSTEM
• WOOD COOKSTOVE
• ROOT CELLAR
• FENCED PROPERTY
• STORAGE BUILDING
• SOLAR BUILDING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $14 ($165/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 $79k (21.0% below list).
• Recommended offer: $79k (21.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#228 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Bergman School District (rural): math 50% / reading 54% proficiency, ranked #13 of 238 in AR (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Bergman Elementary School (math 62% / reading 42%, grade C-, #77 of 454 statewide, top 19%, 515 students, 67% FRL); Bergman Middle School (math 51% / reading 58%, grade B-, #22 of 201 statewide, top 12%, 341 students, 62% FRL); Bergman High School (math 32% / reading 57%, grade F, #31 of 292 statewide, top 12%, 268 students, 50% FRL) — zoned schools average 60% FRL vs 44% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 443 active listings in the ZIP; 92 units permitted in Boone County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $691 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Boone County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $78,964 (21.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.79% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.59%
• DSCR: 1.03
• GRM: 10.5

CMA / ARV

• ARV (median comp): $90,000
• List price: $99,900
• Delta: 11.00%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39 Meadow Ridge Ln	0.00mi	2/1.0	576 (0%)	1mo	$90,000	$156	100

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.61×
• Total profit: $-10,777
• Equity at exit: $19,763

10-year hold

• IRR: -1.9%
• Equity multiple: 0.85×
• Total profit: $-4,315
• Equity at exit: $17,235

Cash invested: $27,972 (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 72601

• Home prices YoY: -0.8%
• Active inventory: 443
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $790 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$45 /mo · $535/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$166
• Net cashflow: $14

Break-even live

Break-even rent $772

Max offer price $99,900

Occupancy floor 93%

Sensitivity live

Price	-10% $70	-5% $42	+0% $14	+5% $-15	+10% $-43
Rent	-10% $-49	-5% $-17	+0% $14	+5% $45	+10% $76
Rate	-1.0pp $64	-0.5pp $39	base $14	+0.5pp $-12	+1.0pp $-39

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-31
   status $99,900 Pending 86 DOM
2. 2026-05-31
   days on market $99,900 Active 86 DOM
3. 2026-04-24
   price $104,900 487-char remark

   Show marketing remark (487 chars)

   "Off Grid Living" in this 576 SQFT home with 2 BR-1 BA (composting toilet and graywater shower) on 3.43 acres m/l. Electric is provided by the whole-house solar system. Home features a wood cookstove with oven and cooktop, root cellar, electric oven, wood floors, and deck. The fenced property features a storage building (8 x 12), solar building (10 x 20), chicken coop, shed, raised garden beds, several fruit trees, and 5 water catchment holding tanks with one on a trailer.

4. 2026-04-18
   price $114,900 487-char remark

   Show marketing remark (487 chars)

   "Off Grid Living" in this 576 SQFT home with 2 BR-1 BA (composting toilet and graywater shower) on 3.43 acres m/l. Electric is provided by the whole-house solar system. Home features a wood cookstove with oven and cooktop, root cellar, electric oven, wood floors, and deck. The fenced property features a storage building (8 x 12), solar building (10 x 20), chicken coop, shed, raised garden beds, several fruit trees, and 5 water catchment holding tanks with one on a trailer.

5. 2026-03-16
   status Active 487-char remark

   Show marketing remark (487 chars)

   "Off Grid Living" in this 576 SQFT home with 2 BR-1 BA (composting toilet and graywater shower) on 3.43 acres m/l. Electric is provided by the whole-house solar system. Home features a wood cookstove with oven and cooktop, root cellar, electric oven, wood floors, and deck. The fenced property features a storage building (8 x 12), solar building (10 x 20), chicken coop, shed, raised garden beds, several fruit trees, and 5 water catchment holding tanks with one on a trailer.

6. 2026-03-09
   status Pending 487-char remark

   Show marketing remark (487 chars)

   "Off Grid Living" in this 576 SQFT home with 2 BR-1 BA (composting toilet and graywater shower) on 3.43 acres m/l. Electric is provided by the whole-house solar system. Home features a wood cookstove with oven and cooktop, root cellar, electric oven, wood floors, and deck. The fenced property features a storage building (8 x 12), solar building (10 x 20), chicken coop, shed, raised garden beds, several fruit trees, and 5 water catchment holding tanks with one on a trailer.

7. 2026-02-25
   listed $119,900 Active 487-char remark

   Show marketing remark (487 chars)

   "Off Grid Living" in this 576 SQFT home with 2 BR-1 BA (composting toilet and graywater shower) on 3.43 acres m/l. Electric is provided by the whole-house solar system. Home features a wood cookstove with oven and cooktop, root cellar, electric oven, wood floors, and deck. The fenced property features a storage building (8 x 12), solar building (10 x 20), chicken coop, shed, raised garden beds, several fruit trees, and 5 water catchment holding tanks with one on a trailer.

ⓘ 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: $535 · $45/mo
• Projected year-2 tax: $639 · $53/mo
• Expected delta: +$104/yr (+$9/mo · 19.5%)

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

Taxation est. · year 1

• Rental income: $9,476
• − Mortgage interest: −$5,596
• − Property taxes: −$535
• − Insurance: −$500
• − Repairs & maintenance: −$758
• − Management: −$758
• − Depreciation: −$2,906
• Taxable loss: −$1,577
• Est. tax savings @ 24.0%: +$379
• After-tax cash flow: $543/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: Bergman School District
• NCES district ID: 0503090
• Math proficiency: 50% ▼ -9.00%
• Reading proficiency: 54% ▼ -3.00%
• Median HH income: $43,886
• Composite: 43.85/100
• National rank: #2924
• State rank: #13 of 238 in AR

Livability — Bergman

• Score: 61/100
• State rank: #228
• US rank: #17312

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 33
• Population (ZIP): 30,180

Population outlook (Boone County) Hauer SSP2

• Today (2025): 37,238 people
• By 2030: 36,808 · -1.2%
• By 2040: 35,597 · -4.4%
• By 2050: 34,197 · -8.2%
• By 2075: 30,503 · -18.1%
• By 2100: 25,797 · -30.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Boone

• 2024 margin: Solid R (+65.0) · D 16.7% · R 81.6% · Other 1.7%
• 2008→2024 swing: -25.3pp toward R · 2008: -39.7pp · 2024: -65.0pp
• All cycles: 2024: R+65.0 2020: R+61.9 2016: R+58.5 2012: R+48.0 2008: R+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.92%
• Current HPI: 247.043
• 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

-12.5% since first listed

5 events — show timeline

• 2026-04-24 Price Changed $104,900 NWARMLS
• 2026-04-18 Price Changed $114,900 NWARMLS
• 2026-03-16 Relisted — NWARMLS
• 2026-03-09 Pending — NWARMLS
• 2026-02-25 Listed $119,900 NWARMLS

Property tax history

+60.7%/yr

Latest (2025): $535 · +0.0% YoY. Source: county tax records.