20 Pure Country Rd · Greers Ferry, AR 72067

$299,900

3 bd · 2.0 ba · 1,647 sqft · SingleFamily public records · 32 Days on market

Built 2011 3.11 ac lot $182/sqft · 26% below area Est $403k · 26% under

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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).

• ARV discount +15.0/15.0
• Appreciation +8.8/10.0
• Cash flow +3.7/30.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Looking for space, privacy, AND close to Greers Ferry Lake? This one checks every box. Peaceful Country Living Near the Lake! Welcome to this beautiful 3 bedroom, 2 bathroom home built in 2011, offering 1,647 sq ft of comfortable living space on 3.11 acres in the heart of Greers Ferry. Tucked away in a quiet cul-de-sac, this property offers the perfect blend of privacy and convenience. Inside, you’ll find a well-designed layout with spacious living areas and plenty of natural light. The home also features a two-car garage, providing ample storage and everyday convenience. Step outside to enjoy the large covered back deck, perfect for relaxing, entertaining, or taking in the peaceful c

Key facts

• Quiet cul-de-sac
• Fenced backyard
• 3.11 acre lot

Tags

• LARGE COVERED BACK DECK
• FENCED BACKYARD
• CLOSE TO GREERS FERRY LAKE
• QUIET CUL-DE-SAC
• EASY ACCESS TO BOATING

Property features AI

Finance

• Other: Approximately 3.11 acres
• HOA & community: Subdivision: PURE COUNTY ESTATES

Exterior

• Parking: Garage for 2 cars
• Utilities: Septic; Public water; Electric via cooperative
• Home design: Metal/vinyl siding; Architectural shingle roof; Paved road access
• Construction: Crawl space foundation
• Exterior features: Deck; Porch; Partially fenced yard; Level lot; Cul-de-sac lot location; Wooded

Interior

• Kitchen: Free-standing stove; Microwave; Electric range
• Flooring: Carpet; Wood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric cooling; Central electric heating; Heat pump
• Interior features: Carpet, wood, and tile flooring; Great Room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-883 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (52.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (62.9% below list).
• Recommended offer: $111k (62.9% below list) — sets the bar for 1% rule.
• Cap rate 2.8% vs local median 1.8% in Greers Ferry — 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 61/100 on livability (#251 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, schools D, amenities F.
• West Side School District (rural): math 29% / reading 41% proficiency, ranked #118 of 238 in AR (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 165 active listings in the ZIP; 13 units permitted in Cleburne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $23k appreciation (7.6% local appreciation)).
• Cleburne County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $160k; list at $300k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,256 (62.9% 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 32 days. Have you received any prior offers? Is the seller open to a 63% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.37% ✗
• Cap rate: 2.76%
• Cash-on-cash: -12.62%
• DSCR: 0.44
• GRM: 22.5

CMA / ARV

• ARV (median comp): $402,729
• List price: $299,900
• Delta: -25.53%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 Red Fox	0.57mi	3/2.0	1,717 (+4%)	5mo	$475,000	$277	62
80 Silver Fox	0.70mi	3/2.0	1,711 (+4%)	6mo	$430,000	$251	56
245 Sylvan Dr	0.49mi	3/2.5	1,856 (+13%)	21mo	$495,000	$267	37
85 Red Fox Rd	0.75mi	3/2.0	1,800 (+9%)	21mo	$300,000	$167	32
124 Narrows Dr	0.60mi	3/2.0	1,434 (-13%)	22mo	$233,000	$162	32

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

Projected returns pro-forma

7.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.5%
• Equity multiple: 1.71×
• Total profit: $59,314
• Equity at exit: $219,532

10-year hold

• IRR: 10.7%
• Equity multiple: 3.54×
• Total profit: $213,444
• Equity at exit: $428,074

Cash invested: $83,972 (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 72067

• Home prices YoY: 3.2%
• Active inventory: 165
• Price-to-rent: 22.5×

Monthly cashflow live

• Estimated rent: $1,113 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$64 /mo · $772/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $-883

Break-even live

Break-even rent $2,230

Max offer price $143,905

Occupancy floor —

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-25
   listed $299,900 New Listing 1214-char remark
2. 2026-04-25
   historical
3. 2025-12-18
   price $320,000
4. 2025-10-24
   listed $344,900 New Listing
5. 2025-10-24
   historical
6. 2025-10-13
   price $344,900
7. 2025-07-22
   price $354,900
8. 2025-04-23
   listed $359,900 New Listing
9. 2012-07-24
   soldstatus $160,000
10. 2012-07-19
    historical
11. 2012-01-25
    listed $169,900
12. 2011-08-05
    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: $772 · $64/mo
• Projected year-2 tax: $1,919 · $160/mo
• Expected delta: +$1,148/yr (+$96/mo · 148.7%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,351
• − Mortgage interest: −$16,799
• − Property taxes: −$772
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,068
• − Management: −$1,068
• − Depreciation: −$8,724
• Taxable loss: −$16,580
• Est. tax savings @ 24.0%: +$3,979
• After-tax cash flow: $-6,617/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: West Side School District
• NCES district ID: 0514040
• Math proficiency: 29% ▼ -6.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $39,658
• Composite: 29.31/100
• National rank: #6551
• State rank: #118 of 238 in AR

Livability — Greers Ferry

• Score: 61/100
• State rank: #251
• US rank: #18144

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greers Ferry, AR
• City population: 2,881
• Population (ZIP): 2,881

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 (92%)
• Race & ethnicity: White 92% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Serbian 3% Iranian 1%
• Foreign-born: 0%

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: ▲ 7.59%
• Current HPI: 245.97
• 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

+445.3% since first listed

13 events — show timeline

• 2026-05-27 Pending — CARMLS
• 2026-04-25 Listed $299,900 CARMLS
• 2026-04-25 Listing Removed — CARMLS
• 2025-12-18 Price Changed $320,000 CARMLS
• 2025-10-24 Listing Removed — CARMLS
• 2025-10-24 Listed $344,900 CARMLS
• 2025-10-13 Price Changed $344,900 CARMLS
• 2025-07-22 Price Changed $354,900 CARMLS
• 2025-04-23 Listed $359,900 CARMLS
• 2012-07-24 Sold (MLS) $160,000 CARMLS
• 2012-07-19 Listing Removed — CARMLS
• 2012-01-25 Listed $169,900 CARMLS
• 2011-08-05 Sold (Public Records) $55,000 Public Records

Property tax history

-4.3%/yr

Latest (2025): $772 · -11.5% YoY. Source: county tax records.