15360 N Wimpy Jones Rd · Garfield, AR 72732

$200,000

1 bd · 1.0 ba · 800 sqft · SingleFamily public records · 171 Days on market

Built 2014 4.78 ac lot

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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 +13.9/30.0
• Appreciation +8.8/10.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Schools +3.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nestled on 4.78 wooded acres, this rustic 1-bed/1-bath primitive cabin offers peaceful seclusion and natural beauty — ideal for hunters, weekend retreats, or anyone seeking an off-grid escape. The approx. 800 sq ft cabin features new log-cabin-style siding, a newer metal roof, and a cozy wood stove for heat. The property currently uses a spring-fed water system, with a previous septic location and potential to add a well if desired. Inside is a simple, functional layout ready for your personal touch and customization. Outdoors, enjoy quiet surroundings, abundant wildlife, and a seasonal waterfall that flows just behind the cabin during rainy months. With privacy, charm, and room to im

Key facts

• Cozy wood stove
• Wooded acres
• Rustic cabin

Tags

• WOODED ACRES
• RUSTIC CABIN
• NEW LOG-CABIN-STYLE SIDING
• NEWER METAL ROOF
• COZY WOOD STOVE
• SPRING-FED WATER SYSTEM

Property features AI

Finance

• Other: Lot size approximately 4.78 acres (includes about 0.78 acres pasture and ~4 acres wooded)
• HOA & community: Association fee charged monthly

Exterior

• Parking: Driveway parking (gravel/unpaved)
• Utilities: Electricity available
• Home design: Single-story home; Log siding; Metal roof; Resale property (less than 25 years old); Public road frontage; Slab foundation
• Construction: Log siding construction; Metal roof; Slab foundation; Built less than 25 years ago
• Exterior features: Gravel driveway; Unpaved driveway; Rural, secluded, wooded lot

Interior

• Kitchen: Refrigerator
• Flooring: Concrete floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Wood-burning stove as a heating source
• Interior features: Wood burning stove; No additional built-in interior features listed

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-46 ($-552/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (11.2% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#123 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: schools D+, amenities F, commute F.
• Rogers School District (urban): math 45% / reading 45% proficiency, ranked #31 of 238 in AR (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 129 active listings in the ZIP; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $15k appreciation (7.6% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.6% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $200k implies a 900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,000 (12.0% 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 171 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.89% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.44%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.4%
• Equity multiple: 2.33×
• Total profit: $74,535
• Equity at exit: $146,636

10-year hold

• IRR: 17.4%
• Equity multiple: 4.90×
• Total profit: $218,511
• Equity at exit: $286,147

Cash invested: $56,000 (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 72732

• Home prices YoY: 2.1%
• Active inventory: 129
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,775 medium
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-46

Break-even live

Break-even rent $1,834

Max offer price $193,343

Occupancy floor 98%

Sensitivity live

Price	-10% $92	-5% $23	+0% $-46	+5% $-115	+10% $-184
Rent	-10% $-186	-5% $-116	+0% $-46	+5% $24	+10% $94
Rate	-1.0pp $55	-0.5pp $5	base $-46	+0.5pp $-98	+1.0pp $-151

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $200,000 Active 171 DOM
2. 2026-06-17
   days on market $200,000 Active 170 DOM
3. 2026-06-16
   days on market $200,000 Active 169 DOM
4. 2026-06-15
   days on market $200,000 Active 168 DOM
5. 2026-06-14
   days on market $200,000 Active 166 DOM
6. 2026-06-13
   days on market $200,000 Active 165 DOM
7. 2026-06-10
   days on market $200,000 Active 163 DOM
8. 2026-06-09
   days on market $200,000 Active 162 DOM
9. 2026-06-08
   days on market $200,000 Active 161 DOM
10. 2026-06-07
    days on market $200,000 Active 160 DOM
11. 2026-06-05
    days on market $200,000 Active 157 DOM
12. 2026-06-03
    days on market $200,000 Active 156 DOM
13. 2026-06-02
    days on market $200,000 Active 155 DOM
14. 2026-06-01
    days on market $200,000 Active 154 DOM
15. 2026-05-31
    days on market $200,000 Active 153 DOM
16. 2026-05-31
    days on market $200,000 Active 152 DOM
17. 2026-05-07
    price $200,000
18. 2026-02-03
    price $225,000
19. 2025-12-29
    listed $240,000 Active
20. 1990-06-15
    soldstatus $20,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,305
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,798
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − Depreciation: −$5,818
• Taxable loss: −$3,922
• Est. tax savings @ 24.0%: +$941
• After-tax cash flow: $389/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: Rogers School District
• NCES district ID: 0511970
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $51,712
• Composite: 38.81/100
• National rank: #4113
• State rank: #31 of 238 in AR

Livability — Garfield

• Score: 66/100
• State rank: #123
• US rank: #11634

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garfield, AR
• Population (ZIP): 5,493

Population outlook (Benton County) Hauer SSP2

• Today (2025): 318,683 people
• By 2030: 353,481 · +10.9%
• By 2040: 425,280 · +33.4%
• By 2050: 497,239 · +56.0%
• By 2075: 662,114 · +107.8%
• By 2100: 776,431 · +143.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 65% Two or more races 27% Hispanic / Latino 11% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Danish 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Benton

• 2024 margin: Strong R (+27.0) · D 35.2% · R 62.1% · Other 2.7%
• 2008→2024 swing: +9.6pp toward D · 2008: -36.5pp · 2024: -27.0pp
• All cycles: 2024: R+27.0 2020: R+26.4 2016: R+34.9 2012: R+40.4 2008: R+36.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.61%
• Current HPI: 368.3932
• 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

+900.0% since first listed

4 events — show timeline

• 2026-05-07 Price Changed $200,000 NWARMLS
• 2026-02-03 Price Changed $225,000 NWARMLS
• 2025-12-29 Listed $240,000 NWARMLS
• 1990-06-15 Sold (Public Records) $20,000 Public Records

Property tax history

-2.3%/yr

Latest (2025): $184 · +0.0% YoY. Source: county tax records.