130 Nc 6015 · Jasper, AR 72641

$149,000

3 bd · 2.5 ba · 1,418 sqft · SingleFamily · 2 Days on market

Fair condition 1.09 ac lot Est $174k · 15% under

---

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 +30.0/30.0
• ARV discount +14.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +3.5/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

This 3BR 2.5BATH home on 1.09 ac is in beautiful Newton County in the Buffalo National River region of the Ozark Mountains of Arkansas. Perfect location being only 1 mile from the historic Jasper Square (eating, shopping, services, library), Bradley Park (on the Little Buffalo River, pickle ball, swimming) & Jasper School. Perfect for your primary home, vacation home or used as a nightly rental. Features include vinyl and wood siding; metal roof and deck overlooking the Little Buffalo River Valley. The property is located just 8 miles from the Hasty Public Access & only 8 miles from the Pruitt Access of the Buffalo National River for canoeing & fishing. Located in Newton C

Key facts

• Metal roof
• 1.09 acre lot
• Parking

Tags

• VINYL AND WOOD SIDING
• METAL ROOF
• 8 MILES FROM PRUITT ACCESS
• NEAR OZARK NATIONAL FOREST
• RECREATIONAL OPPORTUNITIES

Property features AI

Finance

• HOA & community: Monthly association fee

Exterior

• Parking: Detached carport; Aggregate driveway; 1 covered parking space
• Utilities: Electricity available; Propane; Septic available (septic tank); Public water
• Home design: 3 stories; Age unknown; Faces unspecified
• Construction: Vinyl siding; Wood siding; Metal roof; Crawlspace foundation
• Exterior features: Covered patio/porch; Deck; Hardwood trees on lot; Wooded lot; Outside city limits; County road frontage

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Propane heating; Wall furnace; Has heating
• Interior features: Cathedral ceilings; Eat-in kitchen
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $149k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $888 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Cap rate 13.4% vs local median 3.5% in Jasper — 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 62/100 on livability (#217 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: schools D, crime F, amenities F.
• Jasper School District (rural): math 33% / reading 39% proficiency, ranked #115 of 238 in AR (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 74 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-2.9%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Newton County population projected at -36% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.9% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $149,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F 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?
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: 1.63% ✓
• Cap rate: 13.44%
• Cash-on-cash: 25.54%
• DSCR: 2.14
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $174,414
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Buffalo St	0.19mi	3/2.0	1,223 (-14%)	2mo	$150,000	$123	64

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

Projected returns pro-forma

-2.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.4%
• Equity multiple: 1.79×
• Total profit: $32,984
• Equity at exit: $22,797

10-year hold

• IRR: 27.5%
• Equity multiple: 3.45×
• Total profit: $102,147
• Equity at exit: $13,881

Cash invested: $41,720 (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 72641

• Home prices YoY: -1.5%
• Active inventory: 74
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,427 medium
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $888

Break-even live

Break-even rent $1,303

Max offer price $149,000

Occupancy floor 58%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-19
   days on market $149,000 Active 2 DOM
2. 2026-06-17
   remarks 687-char remark
3. 2026-06-17
   listed $149,000 Active 1 DOM

ⓘ 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: $29,127
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$2,330
• − Management: −$2,330
• − Depreciation: −$4,335
• Taxable income: $8,806
• Est. tax owed @ 24.0%: −$2,113
• After-tax cash flow: $8,541/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 3BR 2.5BATH home on 1.09 acres in Newton County, Arkansas, requires moderate repairs and maintenance to improve its condition and value.

Repairs flagged

• Minor paint — peeling paint in some areas
• Minor landscaping — overgrown yard needs trimming

Value-add opportunities

• Both painting and updating fixtures — improves appearance and functionality
• Both landscaping and curb appeal — enhances property's appeal and value
• Both HVAC upgrade — improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint · peeling paint in some areas	Minor	$500–3,000
landscaping · overgrown yard needs trimming	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both painting and updating fixtures — improves appearance and functionality ↑
• Both landscaping and curb appeal — enhances property's appeal and value ↑
• Both HVAC upgrade — improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Jasper School District
• NCES district ID: 0508240
• Math proficiency: 33% ▼ -5.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $33,615
• Composite: 29.59/100
• National rank: #6480
• State rank: #115 of 238 in AR

Livability — Jasper

• Score: 62/100
• State rank: #217
• US rank: #16736

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,063

Population outlook (Newton County) Hauer SSP2

• Today (2025): 7,052 people
• By 2030: 6,509 · -7.7%
• By 2040: 5,424 · -23.1%
• By 2050: 4,502 · -36.2%
• By 2075: 3,018 · -57.2%
• By 2100: 1,985 · -71.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 2%
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · Newton

• 2024 margin: Solid R (+64.2) · D 17.1% · R 81.2% · Other 1.7%
• 2008→2024 swing: -28.7pp toward R · 2008: -35.5pp · 2024: -64.2pp
• All cycles: 2024: R+64.2 2020: R+62.1 2016: R+58.3 2012: R+41.4 2008: R+35.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.91%
• Current HPI: 195.4325
• 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

1 event — show timeline

• 2026-06-17 Listed $149,000 NWARMLS