11904 White Oak Dr · Lost Bridge Village, AR 72732

$445,000

2 bd · 2.0 ba · 1,188 sqft · SingleFamily public records · 204 Days on market

Built 1996 0.26 ac lot $7/mo HOA

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Why this score? — see what drove the B+ 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 +29.5/30.0
• DSCR +10.0/10.0
• Appreciation +8.8/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Lake front home on Beaver Lake! Currently used as a 2nd home but would make a great short term rental. Gradual slope down to the lake. Enjoy your morning coffee on either decks with a view of the water. Home has been renovated. Furniture is negotiable but not included in the list price.

Key facts

• Lakefront retreat
• Large windows
• Water views

Tags

• LAKEFRONT RETREAT
• WATER VIEWS
• GENTLE WALK-DOWN SLOPE
• INCLUDED KAYAKS
• UPDATED INTERIOR
• LARGE WINDOWS

Property features AI

Finance

• HOA & community: Homeowners association with $80 annual fee; Community amenities: clubhouse, fitness center, recreation area, tennis courts, community pool, near state park

Exterior

• Parking: Concrete driveway
• Security: Smoke detectors
• Utilities: Electricity available; Public water; Sewer available
• Home design: 3 stories; Log siding; Architectural shingle roof; Block foundation
• Construction: Log siding construction; Built with block foundation; Architectural shingle roof
• Exterior features: Concrete driveway; Deck; Sloped lot; Public, paved road frontage; Lakefront on Beaver Lake; Has view

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave; Garbage disposal; ENERGY STAR qualified appliances; Electric water heater
• Bedrooms: Includes finished basement level (walk-out access)
• Flooring: Luxury vinyl plank
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Ceiling fans; Cathedral ceilings; Quartz countertops; Window treatments; Blinds
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $445k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $445k).
• Recommended offer: $392k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 2.8% in Lost Bridge Village — 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 57/100 on livability (#348 in AR) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime B+, employment B; Watch: cost of living C-, schools F, amenities F.
• Rogers School District (urban): math 45% / reading 45% proficiency, ranked #31 of 238 in AR (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 129 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $37k of equity ($3k loan paydown + $34k appreciation (7.6% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.6% appreciation + 3.0% rent growth), your $125k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$59k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 204 days — a 12% lower offer ($392k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask has dropped $40k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $391,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 204 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 F-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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.26% ✓
• Cap rate: 10.60%
• Cash-on-cash: 15.37%
• DSCR: 1.68
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $258,984
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11823 Dogwood Dr	0.07mi	3/2.0 (+1)	1,346 (+13%)	20mo	$293,000	$218	53

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

Projected returns pro-forma

7.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.3%
• Equity multiple: 3.20×
• Total profit: $273,768
• Equity at exit: $326,264

10-year hold

• IRR: 28.1%
• Equity multiple: 6.77×
• Total profit: $718,547
• Equity at exit: $636,677

Cash invested: $124,600 (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 72732

• Home prices YoY: 2.1%
• Active inventory: 129
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $5,605 medium
• Mortgage (P&I): −$2,334
• Tax from tax record: −$306 /mo · $3,676/yr
• Insurance: −$185
• HOA: −$7
• Vacancy / Maint / Mgmt: −$1,177
• Net cashflow: $1,596

Break-even live

Break-even rent $3,585

Max offer price $445,000

Occupancy floor 67%

Sensitivity live

Price	-10% $1,847	-5% $1,722	+0% $1,596	+5% $1,470	+10% $1,344
Rent	-10% $1,153	-5% $1,374	+0% $1,596	+5% $1,817	+10% $2,038
Rate	-1.0pp $1,820	-0.5pp $1,709	base $1,596	+0.5pp $1,480	+1.0pp $1,363

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: $111,250
• Closing costs: $13,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11889 White Oak Dr Unit 1221899P Garfield, AR	3.0	2.0	1280	$5,605	$4.38	44d	1	0.10mi

HOA detail

• Monthly dues: $7 · $84/yr
• Likely covers: water

Listing history 37 events

1. 2026-06-18
   days on market $445,000 Active 204 DOM
2. 2026-06-17
   days on market $445,000 Active 203 DOM
3. 2026-06-16
   days on market $445,000 Active 202 DOM
4. 2026-06-15
   days on market $445,000 Active 201 DOM
5. 2026-06-14
   days on market $445,000 Active 199 DOM
6. 2026-06-13
   days on market $445,000 Active 198 DOM
7. 2026-06-10
   days on market $445,000 Active 196 DOM
8. 2026-06-09
   days on market $445,000 Active 195 DOM
9. 2026-06-08
   days on market $445,000 Active 194 DOM
10. 2026-06-07
    days on market $445,000 Active 193 DOM
11. 2026-06-05
    days on market $445,000 Active 190 DOM
12. 2026-06-03
    days on market $445,000 Active 189 DOM
13. 2026-06-02
    days on market $445,000 Active 188 DOM
14. 2026-06-01
    days on market $445,000 Active 187 DOM
15. 2026-05-31
    days on market $445,000 Active 186 DOM
16. 2026-05-31
    days on market $445,000 Active 185 DOM
17. 2026-05-14
    price $445,000
18. 2026-03-16
    price $469,000
19. 2026-02-24
    price $475,000
20. 2025-11-26
    listed $485,000 Active
21. 2023-02-27
    soldstatus $415,000
22. 2023-02-23
    soldstatus $415,000 Closed 287-char remark

    Show marketing remark (287 chars)

    Lake front home on Beaver Lake! Currently used as a 2nd home but would make a great short term rental. Gradual slope down to the lake. Enjoy your morning coffee on either decks with a view of the water. Home has been renovated. Furniture is negotiable but not included in the list price.

23. 2022-12-16
    status Pending 287-char remark

    Show marketing remark (287 chars)

    Lake front home on Beaver Lake! Currently used as a 2nd home but would make a great short term rental. Gradual slope down to the lake. Enjoy your morning coffee on either decks with a view of the water. Home has been renovated. Furniture is negotiable but not included in the list price.

24. 2022-11-11
    listed $425,000 Active 287-char remark

    Show marketing remark (287 chars)

    Lake front home on Beaver Lake! Currently used as a 2nd home but would make a great short term rental. Gradual slope down to the lake. Enjoy your morning coffee on either decks with a view of the water. Home has been renovated. Furniture is negotiable but not included in the list price.

25. 2022-04-20
    soldstatus $325,000
26. 2022-04-15
    soldstatus $325,000 Closed 234-char remark

    Show marketing remark (234 chars)

    Lake front A frame cabin on Beaver Lake. Currently used as an Air BNB or VRBO. Sit on the back porch and enjoy nature and the beautiful lake. Cabin sits in a quiet cove in Lost Bridge. Cabin has been updated and comes fully furnished.

27. 2022-03-11
    status Pending 234-char remark

    Show marketing remark (234 chars)

    Lake front A frame cabin on Beaver Lake. Currently used as an Air BNB or VRBO. Sit on the back porch and enjoy nature and the beautiful lake. Cabin sits in a quiet cove in Lost Bridge. Cabin has been updated and comes fully furnished.

28. 2022-03-08
    listed $315,000 Active 234-char remark

    Show marketing remark (234 chars)

    Lake front A frame cabin on Beaver Lake. Currently used as an Air BNB or VRBO. Sit on the back porch and enjoy nature and the beautiful lake. Cabin sits in a quiet cove in Lost Bridge. Cabin has been updated and comes fully furnished.

29. 2018-08-30
    soldstatus $205,500
30. 2018-08-27
    soldstatus $205,500
31. 2017-11-01
    listed $210,000
32. 2014-07-17
    soldstatus $180,000
33. 2014-07-16
    soldstatus $180,000
34. 2014-04-11
    listed $198,000
35. 2011-09-01
    soldstatus $140,000
36. 2007-10-26
    soldstatus $160,000
37. 2005-08-26
    soldstatus $135,000

ⓘ 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: $3,676 · $306/mo
• Projected year-2 tax: $3,676 · $306/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $67,260
• − Mortgage interest: −$24,927
• − Property taxes: −$3,676
• − Insurance: −$2,225
• − Repairs & maintenance: −$5,381
• − Management: −$5,381
• − HOA: −$84
• − Depreciation: −$12,945
• Taxable income: $12,641
• Est. tax owed @ 24.0%: −$3,034
• After-tax cash flow: $16,113/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: Rogers School District
• NCES district ID: 0511970
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $51,712
• Composite: 38.81/100
• National rank: #4113
• State rank: #31 of 238 in AR

Livability — Lost Bridge Village

• Score: 57/100
• State rank: #348
• US rank: #21912

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lost Bridge Village, AR
• Population (ZIP): 5,493

Population outlook (Benton County) Hauer SSP2

• Today (2025): 318,683 people
• By 2030: 353,481 · +10.9%
• By 2040: 425,280 · +33.4%
• By 2050: 497,239 · +56.0%
• By 2075: 662,114 · +107.8%
• By 2100: 776,431 · +143.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 65% Two or more races 27% Hispanic / Latino 11% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Danish 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Benton

• 2024 margin: Strong R (+27.0) · D 35.2% · R 62.1% · Other 2.7%
• 2008→2024 swing: +9.6pp toward D · 2008: -36.5pp · 2024: -27.0pp
• All cycles: 2024: R+27.0 2020: R+26.4 2016: R+34.9 2012: R+40.4 2008: R+36.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.61%
• Current HPI: 368.3932
• 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

+229.6% since first listed

21 events — show timeline

• 2026-05-14 Price Changed $445,000 NWARMLS
• 2026-03-16 Price Changed $469,000 NWARMLS
• 2026-02-24 Price Changed $475,000 NWARMLS
• 2025-11-26 Listed $485,000 NWARMLS
• 2023-02-27 Sold (Public Records) $415,000 Public Records
• 2023-02-23 Sold (MLS) $415,000 NWARMLS
• 2022-12-16 Pending — NWARMLS
• 2022-11-11 Listed $425,000 NWARMLS
• 2022-04-20 Sold (Public Records) $325,000 Public Records
• 2022-04-15 Sold (MLS) $325,000 NWARMLS
• 2022-03-11 Pending — NWARMLS
• 2022-03-08 Listed $315,000 NWARMLS
• 2018-08-30 Sold (Public Records) $205,500 Public Records
• 2018-08-27 Sold (MLS) $205,500 NWARMLS
• 2017-11-01 Listed $210,000 NWARMLS
• 2014-07-17 Sold (Public Records) $180,000 Public Records
• 2014-07-16 Sold (MLS) $180,000 NWARMLS
• 2014-04-11 Listed $198,000 NWARMLS
• 2011-09-01 Sold (Public Records) $140,000 Public Records
• 2007-10-26 Sold (Public Records) $160,000 Public Records
• 2005-08-26 Sold (Public Records) $135,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $3,676 · +0.5% YoY. Source: county tax records.