23940 Highway 37 N · Tuckerman, AR 72112

$114,900

2 bd · 1.0 ba · 950 sqft · SingleFamily public records · 91 Days on market

Built 1941 4.00 ac lot ↓ 12% since listing

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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 +13.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 2 bedroom, 1 bath home with an additional flex room that could serve as a 3rd bedroom with the addition of a closet. Situated on approximately 4 acres and located just minutes from Black River access, this property offers space, privacy, and endless potential. Some updates have already been completed, and the home is being SOLD AS IS and seller is motivated. Making it a great opportunity for buyers looking to customize, invest, or create the perfect hunting lodge or weekend retreat. Part of the acreage is already fenced, providing a great setup for animals. This is a property you truly need to see in person to appreciate its possibilities.

Key facts

• Fenced acreage
• 4 acres
• Black river access

Tags

• 4 ACRES
• BLACK RIVER ACCESS
• FENCED ACREAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $9 ($103/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 $87k (24.7% below list).
• Recommended offer: $87k (24.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#73 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools D+, amenities F, commute F.
• Jackson County School District (rural): math 56% / reading 44% proficiency, ranked #21 of 238 in AR (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 39 active listings in the ZIP; 13 units permitted in Jackson County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($794 loan paydown + $11k appreciation (10.0% local appreciation)).
• Jackson County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• 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 $86,507 (24.7% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.75% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.32%
• DSCR: 1.01
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.5%
• Equity multiple: 2.96×
• Total profit: $63,063
• Equity at exit: $103,511

10-year hold

• IRR: 21.7%
• Equity multiple: 6.76×
• Total profit: $185,162
• Equity at exit: $223,225

Cash invested: $32,172 (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 72112

• Home prices YoY: 15.6%
• Active inventory: 39
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $865 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$24 /mo · $293/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $9

Break-even live

Break-even rent $854

Max offer price $114,900

Occupancy floor 94%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $114,900 Active 91 DOM
2. 2026-06-18
   days on market $114,900 Active 90 DOM
3. 2026-06-17
   days on market $114,900 Active 89 DOM
4. 2026-06-16
   days on market $114,900 Active 88 DOM
5. 2026-06-15
   days on market $114,900 Active 87 DOM
6. 2026-06-14
   days on market $114,900 Active 85 DOM
7. 2026-06-12
   days on market $114,900 Active 84 DOM
8. 2026-06-09
   days on market $114,900 Active 81 DOM
9. 2026-06-08
   days on market $114,900 Active 80 DOM
10. 2026-06-07
    days on market $114,900 Active 79 DOM
11. 2026-06-05
    days on market $114,900 Active 77 DOM
12. 2026-06-04
    days on market $114,900 Active 75 DOM
13. 2026-06-02
    days on market $114,900 Active 74 DOM
14. 2026-06-01
    days on market $114,900 Active 73 DOM
15. 2026-05-31
    days on market $114,900 Active 72 DOM
16. 2026-05-31
    days on market $114,900 Active 71 DOM
17. 2026-04-20
    price $114,900 656-char remark

    Show marketing remark (656 chars)

    Charming 2 bedroom, 1 bath home with an additional flex room that could serve as a 3rd bedroom with the addition of a closet. Situated on approximately 4 acres and located just minutes from Black River access, this property offers space, privacy, and endless potential. Some updates have already been completed, and the home is being SOLD AS IS and seller is motivated. Making it a great opportunity for buyers looking to customize, invest, or create the perfect hunting lodge or weekend retreat. Part of the acreage is already fenced, providing a great setup for animals. This is a property you truly need to see in person to appreciate its possibilities.

18. 2026-03-20
    listed $129,900 New Listing 656-char remark

    Show marketing remark (656 chars)

    Charming 2 bedroom, 1 bath home with an additional flex room that could serve as a 3rd bedroom with the addition of a closet. Situated on approximately 4 acres and located just minutes from Black River access, this property offers space, privacy, and endless potential. Some updates have already been completed, and the home is being SOLD AS IS and seller is motivated. Making it a great opportunity for buyers looking to customize, invest, or create the perfect hunting lodge or weekend retreat. Part of the acreage is already fenced, providing a great setup for animals. This is a property you truly need to see in person to appreciate its possibilities.

ⓘ 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: $293 · $24/mo
• Projected year-2 tax: $735 · $61/mo
• Expected delta: +$442/yr (+$37/mo · 151.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 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: $10,381
• − Mortgage interest: −$6,436
• − Property taxes: −$293
• − Insurance: −$574
• − Repairs & maintenance: −$830
• − Management: −$830
• − Depreciation: −$3,343
• Taxable loss: −$1,926
• Est. tax savings @ 24.0%: +$462
• After-tax cash flow: $565/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: Jackson County School District
• NCES district ID: 0513230
• Math proficiency: 56% ▼ -5.00%
• Reading proficiency: 44% ▼ -12.00%
• Median HH income: $33,648
• Composite: 41.28/100
• National rank: #3518
• State rank: #21 of 238 in AR

Livability — Tuckerman

• Score: 69/100
• State rank: #73
• US rank: #8736

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,092

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 16,368 people
• By 2030: 15,875 · -3.0%
• By 2040: 14,998 · -8.4%
• By 2050: 14,363 · -12.2%
• By 2075: 13,207 · -19.3%
• By 2100: 11,276 · -31.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 22% Two or more races 9% Hispanic / Latino 4%
• Common ancestry: Slovak 1% Lithuanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+48.7) · D 24.8% · R 73.5% · Other 1.7%
• 2008→2024 swing: -32.4pp toward R · 2008: -16.3pp · 2024: -48.7pp
• All cycles: 2024: R+48.7 2020: R+43.8 2016: R+33.0 2012: R+18.2 2008: R+16.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 27.46%
• Current HPI: 203.03
• 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

-11.5% since first listed

2 events — show timeline

• 2026-04-20 Price Changed $114,900 CARMLS
• 2026-03-20 Listed $129,900 CARMLS

Property tax history

+1.1%/yr

Latest (2023): $293 · +0.0% YoY. Source: county tax records.