703 W Front · Heber Springs, AR 72543

$99,000

2 bd · 1.0 ba · 832 sqft · SingleFamily public records · 14 Days on market

Built 1962 6,534 sqft lot Est $96k · at est.

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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 +15.0/30.0
• ARV discount +5.9/15.0
• DSCR +4.6/10.0
• Schools +4.1/10.0
• 1% rule +3.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great location in the heart of Heber Springs, within walking distance to Heber Springs schools and close to Greers Ferry Lake!! Investment opportunity or starter home!!!

Key facts

• Detached
• 6,534 sq ft lot
• Built 1962

Tags

• WALKING DISTANCE TO SCHOOLS
• CLOSE TO GREERS FERRY LAKE
• INVESTMENT OPPORTUNITY
• DETACHED

Property features AI

Finance

• Financial info: Financing options: conventional loan, cash, or in-house financing

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer; Natural gas; Cable internet available
• Home design: Single-family property; Composition roof; Masonite exterior; Piers foundation
• Construction: Masonite siding; Composition roof; Piers foundation
• Exterior features: Partially fenced yard; Paved road access; Inside city limits; Level lot (approximately 0.15 acre)

Interior

• Kitchen: Free‑standing stove; Refrigerator included
• Flooring: Wood floors; Tile floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heat; Central electric cooling; Gas space heater
• Interior features: Ceiling fans; Sheetrock walls/ceilings; Formica kitchen counters; Washer stays; Dryer connection (electric)
• Laundry & utility: Laundry room; Washer included; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $31 ($369/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 (19.2% below list).
• Recommended offer: $80k (19.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.1% in Heber Springs — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 58/100 on livability (#329 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime C-, employment D+, amenities F.
• Heber Springs School District (town): math 50% / reading 49% proficiency, ranked #19 of 238 in AR (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Heber Springs Elem. School (math 48% / reading 40%, grade F, #164 of 454 statewide, top 37%, 756 students, 61% FRL); Heber Springs Middle School (math 60% / reading 58%, grade B, #13 of 201 statewide, top 7%, 380 students, 46% FRL); Heber Springs High School (math 37% / reading 49%, grade F, #37 of 292 statewide, top 12%, 484 students, 40% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: 296 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 13 units permitted in Cleburne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cleburne County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $35k; list at $99k implies a 183% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,032 (19.2% below list)

Questions for the listing agent

1. Built in 1962 — 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. 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?
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: 0.81% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.33%
• DSCR: 1.06
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $95,680
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 W North St	0.25mi	2/1.0	940 (+13%)	8mo	$19,000	$20	60
1107 W Quitman St	0.69mi	2/1.0	832 (0%)	15mo	$95,500	$115	56
524 N Center St	0.59mi	2/1.0	884 (+6%)	8mo	$145,000	$164	56
411 N Broadway St	0.55mi	2/1.0	780 (-6%)	20mo	$30,000	$38	48
409 N Broadway St	0.55mi	2/1.0	750 (-10%)	14mo	$104,000	$139	46
323 N Park St	0.73mi	1/1.0 (-1)	736 (-12%)	10mo	$17,000	$23	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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-14,123
• Equity at exit: $14,761

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-9,933
• Equity at exit: $8,560

Cash invested: $27,720 (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 72543

• Home prices YoY: -26.7%
• Active inventory: 296
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $800 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$41 /mo · $493/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $31

Break-even live

Break-even rent $761

Max offer price $99,000

Occupancy floor 91%

Sensitivity live

Price	-10% $87	-5% $59	+0% $31	+5% $3	+10% $-25
Rent	-10% $-32	-5% $-1	+0% $31	+5% $62	+10% $94
Rate	-1.0pp $81	-0.5pp $56	base $31	+0.5pp $5	+1.0pp $-21

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 N Conway St Heber Springs, AR	2.0	1.0	650	$750	$1.15	25d	1	0.72mi
205 Trailwood Dr Heber Springs, AR	3.0	1.0	1025	$880	$0.86	25d	1	0.88mi
311 Colonial Dr Unit 1 Heber Springs, AR	2.0	1.0	720	$775	$1.08	46d	1	1.17mi

Listing history 8 events

1. 2026-06-03
   status $99,000 Under Contract 14 DOM
2. 2026-06-02
   days on market $99,000 Active 14 DOM
3. 2026-06-01
   days on market $99,000 Active 13 DOM
4. 2026-05-31
   days on market $99,000 Active 12 DOM
5. 2026-05-31
   days on market $99,000 Active 11 DOM
6. 2026-05-12
   listed $104,700 Active 126-char remark
7. 2004-02-25
   soldstatus $35,000
8. 1991-04-01
   soldstatus $24,500

ⓘ 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: $493 · $41/mo
• Projected year-2 tax: $634 · $53/mo
• Expected delta: +$141/yr (+$12/mo · 28.5%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $9,604
• − Mortgage interest: −$5,546
• − Property taxes: −$493
• − Insurance: −$495
• − Repairs & maintenance: −$768
• − Management: −$768
• − Depreciation: −$2,880
• Taxable loss: −$1,346
• Est. tax savings @ 24.0%: +$323
• After-tax cash flow: $692/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: Heber Springs School District
• NCES district ID: 0507560
• Math proficiency: 50% ▼ -11.00%
• Reading proficiency: 49% ▼ -11.00%
• Median HH income: $39,577
• Composite: 41.39/100
• National rank: #3478
• State rank: #19 of 238 in AR

Livability — Heber Springs

• Score: 58/100
• State rank: #329
• US rank: #21491

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Heber Springs, AR
• Population (ZIP): 12,642

Population outlook (Cleburne County) Hauer SSP2

• Today (2025): 24,198 people
• By 2030: 23,324 · -3.6%
• By 2040: 21,566 · -10.9%
• By 2050: 19,916 · -17.7%
• By 2075: 16,744 · -30.8%
• By 2100: 13,303 · -45.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Cleburne

• 2024 margin: Solid R (+67.9) · D 15.2% · R 83.2% · Other 1.6%
• 2008→2024 swing: -23.7pp toward R · 2008: -44.2pp · 2024: -67.9pp
• All cycles: 2024: R+67.9 2020: R+65.8 2016: R+61.4 2012: R+52.2 2008: R+44.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.45%
• Current HPI: 215.4322
• 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

+304.1% since first listed

4 events — show timeline

• 2026-06-02 Pending — CARMLS
• 2026-05-19 Listed $99,000 CARMLS
• 2004-02-25 Sold (Public Records) $35,000 Public Records
• 1991-04-01 Sold (Public Records) $24,500 Public Records

Property tax history

+3.7%/yr

Latest (2025): $493 · +10.0% YoY. Source: county tax records.