1008 Deanna Dr · Lake City, AR 72437

$149,900

3 bd · 1.0 ba · 1,121 sqft · SingleFamily public records · 6 Days on market

Built 1980 9,583 sqft lot Est $139k · 8% over

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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 +25.1/30.0
• Appreciation +10.0/10.0
• DSCR +8.2/10.0
• 1% rule +5.5/10.0
• ARV discount +4.0/15.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Recently updated 3 bed 1 bath home with carport and large fenced back yard. Updates include new HVAC, granite counter tops, new water heater, stainless steel appliances, paint, flooring, and more! Agent owned.

Key facts

• 9,583 sq ft lot
• Parking
• Built 1980

Property features AI

Finance

• Financial info: Financing options: VA, FHA, Conventional, Rural Development, or Cash

Exterior

• Parking: Carport for 1 car
• Utilities: Public water; Municipal electric (Entergy)
• Home design: Brick exterior
• Construction: Metal roof; Slab foundation
• Exterior features: Deck; Paved road access; Level lot

Interior

• Kitchen: Free-standing stove; Microwave; Dishwasher
• Flooring: Luxury vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heat; Central cooling
• Interior features: Luxury vinyl flooring; Central heating; Central cooling

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 9.0% vs local median 5.1% in Lake City — 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 64/100 on livability (#180 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment D-.
• Riverside School District (rural): math 32% / reading 42% proficiency, ranked #103 of 238 in AR (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Riverside West Elem. School (math 47% / reading 52%, grade D, #93 of 454 statewide, top 23%, 296 students, 56% FRL); Riverside High School (math 27% / reading 40%, grade F, #112 of 292 statewide, top 39%, 331 students, 47% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 34 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Craighead County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $67k; list at $150k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.05% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.52%
• DSCR: 1.42
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $139,004
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1009 Opal Cir	0.05mi	3/1.0	1,121 (0%)	5mo	$133,900	$119	94
911 Grimes St	0.03mi	3/1.0	1,121 (0%)	10mo	$85,000	$76	90
1008 Catfish St	0.06mi	3/1.0	1,121 (0%)	15mo	$135,000	$120	85
810 Grimes Rd	0.13mi	3/1.0	1,121 (0%)	15mo	$129,900	$116	81
1011 Opal Cir	0.06mi	3/1.0	1,076 (-4%)	18mo	$150,000	$139	76
1005 Opal Cir	0.05mi	2/1.0 (-1)	1,121 (0%)	21mo	$109,000	$97	75
1102 Estelle	0.60mi	3/1.0	1,121 (0%)	2mo	$145,000	$129	70
204 Catfish Dr	0.57mi	3/2.0	1,161 (+4%)	1mo	$167,500	$144	63
505 Maumelle St	0.52mi	3/1.0	1,056 (-6%)	11mo	$135,000	$128	57
603 1/2 Lake St	0.51mi	3/1.0	975 (-13%)	6mo	$119,000	$122	50
105 Mead St	0.50mi	3/1.0	1,026 (-8%)	17mo	$127,000	$124	49
801 Pyland	0.39mi	3/2.0	1,254 (+12%)	15mo	$207,000	$165	46

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

Projected returns pro-forma

9.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.2%
• Equity multiple: 3.44×
• Total profit: $102,468
• Equity at exit: $134,686

10-year hold

• IRR: 27.0%
• Equity multiple: 7.79×
• Total profit: $284,871
• Equity at exit: $290,079

Cash invested: $41,972 (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 72437

• Home prices YoY: 3.5%
• Active inventory: 34
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,575 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$63 /mo · $751/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $333

Break-even live

Break-even rent $1,153

Max offer price $149,900

Occupancy floor 74%

Sensitivity live

Price	-10% $418	-5% $376	+0% $333	+5% $291	+10% $248
Rent	-10% $209	-5% $271	+0% $333	+5% $395	+10% $458
Rate	-1.0pp $409	-0.5pp $371	base $333	+0.5pp $294	+1.0pp $255

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1997 Teal Cv Lake City, AR	3.0	2.0	1263	$1,575	$1.25	45d	1	1.22mi

Listing history 3 events

1. 2026-04-17
   status Under Contract
2. 2026-04-10
   listed $149,900 New Listing
3. 2025-11-07
   soldstatus $67,000

ⓘ 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: $751 · $63/mo
• Projected year-2 tax: $959 · $80/mo
• Expected delta: +$208/yr (+$17/mo · 27.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $18,900
• − Mortgage interest: −$8,397
• − Property taxes: −$751
• − Insurance: −$750
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − Depreciation: −$4,361
• Taxable income: $1,618
• Est. tax owed @ 24.0%: −$388
• After-tax cash flow: $3,609/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: Riverside School District
• NCES district ID: 0500012
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 42% ▼ -9.00%
• Median HH income: $37,959
• Composite: 30.82/100
• National rank: #6136
• State rank: #103 of 238 in AR

Livability — Lake City

• Score: 64/100
• State rank: #180
• US rank: #14568

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake City, AR
• Population (ZIP): 3,386

Population outlook (Craighead County) Hauer SSP2

• Today (2025): 122,235 people
• By 2030: 131,338 · +7.4%
• By 2040: 149,862 · +22.6%
• By 2050: 168,034 · +37.5%
• By 2075: 208,094 · +70.2%
• By 2100: 233,251 · +90.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Black 1%
• Common ancestry: Italian 2% Slovak 2% Iranian 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Craighead

• 2024 margin: Solid R (+37.4) · D 30.1% · R 67.5% · Other 2.4%
• 2008→2024 swing: -12.9pp toward R · 2008: -24.5pp · 2024: -37.4pp
• All cycles: 2024: R+37.4 2020: R+35.4 2016: R+35.2 2012: R+31.1 2008: R+24.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.97%
• Current HPI: 295.1637
• 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

+123.7% since first listed

3 events — show timeline

• 2026-04-17 Pending — CARMLS
• 2026-04-10 Listed $149,900 CARMLS
• 2025-11-07 Sold (Public Records) $67,000 Public Records

Property tax history

+10.3%/yr

Latest (2025): $751 · +291.7% YoY. Source: county tax records.