3644 Hwy 160 E · Fountain Hill, AR 71647

$65,000

3 bd · 1.0 ba · 1,544 sqft · SingleFamily public records · 1 Days on market

Built 1948 5.05 ac lot Est $49k · 32% over

---

Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0

Listing remarks

This home has been vacant for a couple years and will need a cleanup of both the house and the yard. However, the seller is overing the home at a price that a buyer should be willing to do some work. It has over 5 acres, a metal roof and a nice country setting.

Key facts

• Metal roof
• Country setting
• Over 5 acres

Tags

• OVER 5 ACRES
• METAL ROOF
• COUNTRY SETTING

Property features AI

Finance

• Other: Approximately 5.05 acres
• Financial info: Annual taxes reported
• HOA & community: Area amenities: No fee

Exterior

• Parking: Parking for 4+ cars
• Utilities: Septic; Public water
• Home design: Property type: Ranch/Single-family (implied by listing); Entry level: Not specified; Facing direction: Not specified
• Construction: Slab foundation
• Exterior features: Brick exterior; Metal roof; Rural property; Road surface: Other (see remarks)

Interior

• Kitchen: Free-standing stove; Dishwasher
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating/air: Other (see remarks)
• Interior features: Wood-burning fireplace; Carpet and vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $520 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).

Location & tenants

• Location reads 61/100 on livability (#253 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: schools F, amenities F, commute F.
• Hermitage School District (rural): math 28% / reading 25% proficiency, ranked #176 of 238 in AR (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 11 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $2k appreciation (3.0% local appreciation)).
• Bradley County population projected at -19% 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $55k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 35% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.83% ✓
• Cap rate: 15.90%
• Cash-on-cash: 34.31%
• DSCR: 2.53
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $49,408
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3644 Hwy 160 E	0.00mi	3/1.0	1,544 (0%)	0mo	$50,000	$32	100

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: 40.0%
• Equity multiple: 3.25×
• Total profit: $40,969
• Equity at exit: $29,227

10-year hold

• IRR: 39.9%
• Equity multiple: 6.46×
• Total profit: $99,410
• Equity at exit: $45,042

Cash invested: $18,200 (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 71647

• Active inventory: 11
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,189 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$51 /mo · $608/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $520

Break-even live

Break-even rent $530

Max offer price $65,000

Occupancy floor 51%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-14
   listed $65,000 New Listing
2. 2026-05-01
   status Under Contract
3. 2004-03-30
   soldstatus $55,000

ⓘ 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: $608 · $51/mo
• Projected year-2 tax: $608 · $51/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 35% 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: $14,263
• − Mortgage interest: −$3,641
• − Property taxes: −$608
• − Insurance: −$325
• − Repairs & maintenance: −$1,141
• − Management: −$1,141
• − Depreciation: −$1,891
• Taxable income: $5,515
• Est. tax owed @ 24.0%: −$1,324
• After-tax cash flow: $4,920/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: Hermitage School District
• NCES district ID: 0507710
• Math proficiency: 28% ▼ -5.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $40,173
• Composite: 22.38/100
• National rank: #8116
• State rank: #176 of 238 in AR

Livability — Fountain Hill

• Score: 61/100
• State rank: #253
• US rank: #18317

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,430

Population outlook (Bradley County) Hauer SSP2

• Today (2025): 10,347 people
• By 2030: 9,925 · -4.1%
• By 2040: 9,122 · -11.8%
• By 2050: 8,336 · -19.4%
• By 2075: 6,893 · -33.4%
• By 2100: 5,721 · -44.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 13% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Iranian 4%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Bradley

• 2024 margin: Solid R (+39.0) · D 29.9% · R 69.0% · Other 1.1%
• 2008→2024 swing: -24.6pp toward R · 2008: -14.4pp · 2024: -39.0pp
• All cycles: 2024: R+39.0 2020: R+30.7 2016: R+23.4 2012: R+18.5 2008: R+14.4

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

+18.2% since first listed

3 events — show timeline

• 2026-05-14 Listed $65,000 CARMLS
• 2026-05-01 Pending — CARMLS
• 2004-03-30 Sold (Public Records) $55,000 Public Records

Property tax history

+8.4%/yr

Latest (2024): $608 · +0.0% YoY. Source: county tax records.