3850 Highway 63 · Woodlawn, AR 71665

$140,000

3 bd · 2.0 ba · 1,616 sqft · SingleFamily public records · 3 Days on market

Built 1970 0.94 ac lot $87/sqft · 30% below area Est $200k · 30% 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
• Cash flow +9.6/30.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Ideally situated in the Woodlawn School District, this property is a rare find for those seeking both comfort and capability. The entire property is fully fenced, framing a beautiful wooded setting that includes a large detached carport/workshop. The shop and covered storage area are an added bonus for your outdoor toys and tools. Inside, the home stays perfectly tempered year-round thanks to a newly installed HVAC system. Highlights include a functional kitchen with ample cabinetry, cozy living spaces with built-ins, and a private, shaded backyard. The Homestead Credit covers all of the Real Estate Taxes as well! Exceptional utility meets a prime location!

Key facts

• Functional kitchen
• Fully fenced
• Detached carport

Tags

• FULLY FENCED
• DETACHED CARPORT
• COVERED STORAGE AREA
• NEWLY INSTALLED HVAC SYSTEM
• FUNCTIONAL KITCHEN
• PRIVATE SHADED BACKYARD

Property features AI

Finance

• Financial info: Annual taxes reported: $502

Exterior

• Parking: Detached carport for 2 cars
• Utilities: Public water; Septic; Electric via cooperative; Propane gas
• Home design: Single-family property
• Construction: Slab/crawl combination foundation
• Exterior features: Wood exterior; Metal roof; Paved road access; Level, rural lot (approximately 0.94 acre, irregular shape)

Interior

• Kitchen: Free-standing stove
• Flooring: Carpet; Vinyl; Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling; Gas space heater
• Interior features: Carpet, vinyl and luxury vinyl flooring; Gas-log fireplace
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (21.1% below list).
• Recommended offer: $111k (21.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#116 in AR) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
• Woodlawn School District (rural): math 41% / reading 36% proficiency, ranked #73 of 238 in AR (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 33 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Cleveland County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $110,526 (21.1% 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. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
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: 0.79% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.89%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $200,000
• List price: $140,000
• Delta: -30.00%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3850 Highway 63	0.00mi	3/2.0	1,616 (0%)	0mo	$144,000	$89	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: -21.1%
• Equity multiple: 0.27×
• Total profit: $-28,679
• Equity at exit: $20,874

10-year hold

• IRR: -14.5%
• Equity multiple: 0.17×
• Total profit: $-32,643
• Equity at exit: $12,105

Cash invested: $39,200 (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 71665

• Home prices YoY: -28.3%
• Active inventory: 33
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,105 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $-94

Break-even live

Break-even rent $1,225

Max offer price $126,347

Occupancy floor —

Sensitivity live

Price	-10% $2	-5% $-46	+0% $-94	+5% $-143	+10% $-191
Rent	-10% $-182	-5% $-138	+0% $-94	+5% $-51	+10% $-7
Rate	-1.0pp $-24	-0.5pp $-59	base $-94	+0.5pp $-131	+1.0pp $-168

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-08
   status Under Contract 666-char remark
2. 2026-05-04
   listed $140,000 New Listing 666-char remark

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

Taxation est. · year 1

• Rental income: $13,263
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,061
• − Management: −$1,061
• − Depreciation: −$4,073
• Taxable loss: −$3,574
• Est. tax savings @ 24.0%: +$858
• After-tax cash flow: $-275/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: Woodlawn School District
• NCES district ID: 0514400
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 36% ▼ -13.00%
• Median HH income: $44,225
• Composite: 32.73/100
• National rank: #5639
• State rank: #73 of 238 in AR

Livability — Woodlawn

• Score: 66/100
• State rank: #116
• US rank: #11291

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,889

Population outlook (Cleveland County) Hauer SSP2

• Today (2025): 7,657 people
• By 2030: 7,246 · -5.4%
• By 2040: 6,391 · -16.5%
• By 2050: 5,612 · -26.7%
• By 2075: 4,230 · -44.8%
• By 2100: 3,389 · -55.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 9% Two or more races 4%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Cleveland

• 2024 margin: Solid R (+67.6) · D 15.5% · R 83.1% · Other 1.4%
• 2008→2024 swing: -23.6pp toward R · 2008: -43.9pp · 2024: -67.6pp
• All cycles: 2024: R+67.6 2020: R+61.6 2016: R+52.6 2012: R+45.0 2008: R+43.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.03%
• Current HPI: 124.3335
• 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

+2.9% since first listed

3 events — show timeline

• 2026-06-05 Sold (MLS) $144,000 CARMLS
• 2026-05-08 Pending — CARMLS
• 2026-05-04 Listed $140,000 CARMLS

Property tax history

-8.1%/yr

Latest (2023): $56 · -47.0% YoY. Source: county tax records.