94 Hillcrest Rd · Mammoth Spring, AR 72554

$157,500

4 bd · 1.5 ba · 1,814 sqft · SingleFamily public records · 275 Days on market

Built 1960 0.55 ac lot Est $171k · 8% under ↓ 21% 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 +14.6/30.0
• ARV discount +10.9/15.0
• Appreciation +8.5/10.0
• DSCR +4.5/10.0
• Livability +3.9/5.0
• 1% rule +3.0/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This exceptional 4-bedroom, 1.5-bathroom home is ideally located on 2 spacious corner lots, providing privacy and a sense of openness. Adjacent to Lassiter Access on the Spring River, this property offers unparalleled convenience and easy access to the natural beauty of the area. The open-concept layout creates a seamless flow between the kitchen, dining area, and living room, allowing for effortless socializing and comfortable everyday living. Additionally, the partially finished basement provides valuable extra space that can be customized to fit your specific needs. The storage shed offers practical storage solutions, keeping your outdoor equipment and belongings organized and easily accessible. Beyond the comfort and beauty of this home, you'll find a host of amenities and attractions nearby. Mammoth Spring State Park is just a stone's throw away, offering a stunning natural setting for picnicking, hiking, and wildlife observation. The park's main attraction is the impressive Mammoth Spring, one of the largest springs in the United States, which gushes forth from a cavernous opening. For water enthusiasts, the renowned Spring River beckons with its crystal-clear waters. Whether you enjoy fishing, kayaking, or simply basking in the sun on a lazy summer day, this river will become your go-to destination for outdoor adventures. In addition to the natural wonders, Mammoth Spring offers a range of amenities including shops, restaurants, and community events that celebrate the town's rich history and culture.

Key facts

• Walkout basement
• Double corner lot
• Modern kitchen

Tags

• DOUBLE CORNER LOT
• OPEN-CONCEPT LIVING AREA
• MODERN KITCHEN
• WALKOUT BASEMENT

Property features AI

Exterior

• Parking: Covered paved driveway; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Metal roof
• Exterior features: Covered front porch; Covered patio; Corner lot; Publicly maintained road frontage on a city street; Outbuilding on the property

Interior

• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Electric water heater; Finished partial basement with walk-out access
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $39 ($462/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 $127k (19.5% below list).
• Recommended offer: $127k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.9% in Mammoth Spring — 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 77/100 on livability (#7 in AR, #2,817 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Mammoth Spring School District (town): math 31% / reading 39% proficiency, ranked #126 of 238 in AR (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mammoth Spring Elem. School (math 42% / reading 37%, grade F, #206 of 454 statewide, top 48%, 285 students, 100% FRL); Mammoth Spring High School (math 22% / reading 37%, grade F, #142 of 292 statewide, top 53%, 223 students, 100% FRL) — zoned schools average 100% FRL vs 55% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 88 active listings in the ZIP.

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $11k appreciation (7.0% local appreciation)).
• Fulton County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.0% appreciation + 3.0% rent growth), your $44k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, 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 275 days — a 12% lower offer ($139k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $27k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $126,739 (19.5% below list)

Questions for the listing agent

1. It's been on market 275 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.05%
• DSCR: 1.05
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $170,516
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 Patricia Ave	0.09mi	3/2.0 (-1)	1,964 (+8%)	11mo	$185,000	$94	66
575 Goldsmith Ave	0.46mi	3/2.0 (-1)	1,757 (-3%)	4mo	$155,000	$88	63
720 Archer Ave	0.64mi	3/2.5 (-1)	1,908 (+5%)	3mo	$190,000	$100	50
375 S 8th St	0.68mi	3/2.0 (-1)	1,735 (-4%)	21mo	$125,000	$72	37

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

Projected returns pro-forma

6.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.4%
• Equity multiple: 2.29×
• Total profit: $56,943
• Equity at exit: $108,664

10-year hold

• IRR: 17.6%
• Equity multiple: 4.71×
• Total profit: $163,606
• Equity at exit: $205,979

Cash invested: $44,100 (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 72554

• Home prices YoY: 3.3%
• Active inventory: 88
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,267 medium
• Mortgage (P&I): −$826
• Tax from tax record: −$71 /mo · $854/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $39

Break-even live

Break-even rent $1,219

Max offer price $157,500

Occupancy floor 92%

Sensitivity live

Price	-10% $128	-5% $83	+0% $39	+5% $-6	+10% $-51
Rent	-10% $-62	-5% $-12	+0% $39	+5% $89	+10% $139
Rate	-1.0pp $118	-0.5pp $79	base $39	+0.5pp $-2	+1.0pp $-44

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: $39,375
• Closing costs: $4,725
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-21
   status Pending
2. 2026-03-30
   price $157,500
3. 2026-03-10
   price $159,900
4. 2025-11-03
   price $165,000
5. 2025-10-21
   status Active
6. 2025-09-29
   status Pending
7. 2025-09-17
   price $169,900
8. 2025-08-22
   price $174,900
9. 2025-07-29
   listed $184,900 Active
10. 2023-08-28
    soldstatus Closed 1532-char remark

    Show marketing remark (1532 chars)

    This exceptional 4-bedroom, 1.5-bathroom home is ideally located on 2 spacious corner lots, providing privacy and a sense of openness. Adjacent to Lassiter Access on the Spring River, this property offers unparalleled convenience and easy access to the natural beauty of the area. The open-concept layout creates a seamless flow between the kitchen, dining area, and living room, allowing for effortless socializing and comfortable everyday living. Additionally, the partially finished basement provides valuable extra space that can be customized to fit your specific needs. The storage shed offers practical storage solutions, keeping your outdoor equipment and belongings organized and easily accessible. Beyond the comfort and beauty of this home, you'll find a host of amenities and attractions nearby. Mammoth Spring State Park is just a stone's throw away, offering a stunning natural setting for picnicking, hiking, and wildlife observation. The park's main attraction is the impressive Mammoth Spring, one of the largest springs in the United States, which gushes forth from a cavernous opening. For water enthusiasts, the renowned Spring River beckons with its crystal-clear waters. Whether you enjoy fishing, kayaking, or simply basking in the sun on a lazy summer day, this river will become your go-to destination for outdoor adventures. In addition to the natural wonders, Mammoth Spring offers a range of amenities including shops, restaurants, and community events that celebrate the town's rich history and culture.

11. 2023-08-23
    soldstatus $165,000
12. 2023-07-24
    status Pending 1532-char remark

    Show marketing remark (1532 chars)

    This exceptional 4-bedroom, 1.5-bathroom home is ideally located on 2 spacious corner lots, providing privacy and a sense of openness. Adjacent to Lassiter Access on the Spring River, this property offers unparalleled convenience and easy access to the natural beauty of the area. The open-concept layout creates a seamless flow between the kitchen, dining area, and living room, allowing for effortless socializing and comfortable everyday living. Additionally, the partially finished basement provides valuable extra space that can be customized to fit your specific needs. The storage shed offers practical storage solutions, keeping your outdoor equipment and belongings organized and easily accessible. Beyond the comfort and beauty of this home, you'll find a host of amenities and attractions nearby. Mammoth Spring State Park is just a stone's throw away, offering a stunning natural setting for picnicking, hiking, and wildlife observation. The park's main attraction is the impressive Mammoth Spring, one of the largest springs in the United States, which gushes forth from a cavernous opening. For water enthusiasts, the renowned Spring River beckons with its crystal-clear waters. Whether you enjoy fishing, kayaking, or simply basking in the sun on a lazy summer day, this river will become your go-to destination for outdoor adventures. In addition to the natural wonders, Mammoth Spring offers a range of amenities including shops, restaurants, and community events that celebrate the town's rich history and culture.

13. 2023-06-23
    price $185,000 1532-char remark

    Show marketing remark (1532 chars)

    This exceptional 4-bedroom, 1.5-bathroom home is ideally located on 2 spacious corner lots, providing privacy and a sense of openness. Adjacent to Lassiter Access on the Spring River, this property offers unparalleled convenience and easy access to the natural beauty of the area. The open-concept layout creates a seamless flow between the kitchen, dining area, and living room, allowing for effortless socializing and comfortable everyday living. Additionally, the partially finished basement provides valuable extra space that can be customized to fit your specific needs. The storage shed offers practical storage solutions, keeping your outdoor equipment and belongings organized and easily accessible. Beyond the comfort and beauty of this home, you'll find a host of amenities and attractions nearby. Mammoth Spring State Park is just a stone's throw away, offering a stunning natural setting for picnicking, hiking, and wildlife observation. The park's main attraction is the impressive Mammoth Spring, one of the largest springs in the United States, which gushes forth from a cavernous opening. For water enthusiasts, the renowned Spring River beckons with its crystal-clear waters. Whether you enjoy fishing, kayaking, or simply basking in the sun on a lazy summer day, this river will become your go-to destination for outdoor adventures. In addition to the natural wonders, Mammoth Spring offers a range of amenities including shops, restaurants, and community events that celebrate the town's rich history and culture.

14. 2023-05-19
    listed $198,900 Active 1532-char remark

    Show marketing remark (1532 chars)

    This exceptional 4-bedroom, 1.5-bathroom home is ideally located on 2 spacious corner lots, providing privacy and a sense of openness. Adjacent to Lassiter Access on the Spring River, this property offers unparalleled convenience and easy access to the natural beauty of the area. The open-concept layout creates a seamless flow between the kitchen, dining area, and living room, allowing for effortless socializing and comfortable everyday living. Additionally, the partially finished basement provides valuable extra space that can be customized to fit your specific needs. The storage shed offers practical storage solutions, keeping your outdoor equipment and belongings organized and easily accessible. Beyond the comfort and beauty of this home, you'll find a host of amenities and attractions nearby. Mammoth Spring State Park is just a stone's throw away, offering a stunning natural setting for picnicking, hiking, and wildlife observation. The park's main attraction is the impressive Mammoth Spring, one of the largest springs in the United States, which gushes forth from a cavernous opening. For water enthusiasts, the renowned Spring River beckons with its crystal-clear waters. Whether you enjoy fishing, kayaking, or simply basking in the sun on a lazy summer day, this river will become your go-to destination for outdoor adventures. In addition to the natural wonders, Mammoth Spring offers a range of amenities including shops, restaurants, and community events that celebrate the town's rich history and culture.

ⓘ 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: $854 · $71/mo
• Projected year-2 tax: $1,008 · $84/mo
• Expected delta: +$154/yr (+$13/mo · 18.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,209
• − Mortgage interest: −$8,822
• − Property taxes: −$854
• − Insurance: −$788
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$4,582
• Taxable loss: −$2,270
• Est. tax savings @ 24.0%: +$545
• After-tax cash flow: $1,007/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: Mammoth Spring School District
• NCES district ID: 0509270
• Math proficiency: 31% ▼ -24.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $32,157
• Composite: 28.62/100
• National rank: #6709
• State rank: #126 of 238 in AR

Livability — Mammoth Spring

• Score: 77/100
• State rank: #7
• US rank: #2817

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mammoth Spring, AR
• Population (ZIP): 2,749

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 11,739 people
• By 2030: 11,330 · -3.5%
• By 2040: 10,483 · -10.7%
• By 2050: 9,717 · -17.2%
• By 2075: 8,351 · -28.9%
• By 2100: 6,853 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 5%
• Common ancestry: Slovak 2% Serbian 1% Romanian 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid R (+62.1) · D 18.0% · R 80.1% · Other 1.9%
• 2008→2024 swing: -43.3pp toward R · 2008: -18.9pp · 2024: -62.1pp
• All cycles: 2024: R+62.1 2020: R+57.2 2016: R+50.7 2012: R+33.1 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.95%
• Current HPI: 219.211
• 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

-20.8% since first listed

14 events — show timeline

• 2026-05-21 Pending — SOMO
• 2026-03-30 Price Changed $157,500 SOMO
• 2026-03-10 Price Changed $159,900 SOMO
• 2025-11-03 Price Changed $165,000 SOMO
• 2025-10-21 Relisted — SOMO
• 2025-09-29 Pending — SOMO
• 2025-09-17 Price Changed $169,900 SOMO
• 2025-08-22 Price Changed $174,900 SOMO
• 2025-07-29 Listed $184,900 SOMO
• 2023-08-28 Sold (MLS) — SOMO
• 2023-08-23 Sold (Public Records) $165,000 Public Records
• 2023-07-24 Pending — SOMO
• 2023-06-23 Price Changed $185,000 SOMO
• 2023-05-19 Listed $198,900 SOMO

Property tax history

+15.4%/yr

Latest (2025): $854 · -10.5% YoY. Source: county tax records.