3103 Nc 8401 · Wayton, AR 72641

$149,000

1 bd · 1.0 ba · 600 sqft · SingleFamily · 47 Days on market

Built 2025 Fair condition 1.73 ac lot $248/sqft · 259% above area

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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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Appreciation +3.5/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Owner Financing Available. Great STR opportunity in the Ozark Mountains of Newton County, Arkansas awaits! Two cabins with 3.45 stunning acres and an amazing view. The cabins are both 600 sq feet, 1 bedroom, 1 bath with 300 sq feet per cabin of covered porches which are perfect for relaxing, entertaining, and watching unforgettable sunsets that look over the Little Buffalo Valley and distant mountain peaks. The cabins are not yet complete - both still need a few finishing touches. A new well has been drilled for the property and access to a year-round spring if needed. Outdoor enthusiasts will appreciate the endless opportunities nearby, including rock climbing, biking, hiking, kayaking, and exploring the Buffalo National River. The property is also conveniently located just minutes from Jasper, offering restaurants, shops, and the inviting charm of small-town Arkansas. Whether you're seeking a short-term rental investment, a mountain retreat, or both, this property captures the very best of the Ozarks.

Key facts

• Covered porches
• Ozark mountains
• Stunning acres

Tags

• SHORT TERM RENTAL OPPORTUNITY
• OZARK MOUNTAINS
• STUNNING ACRES
• COVERED PORCHES
• BUFFALO NATIONAL RIVER
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Has a virtual tour available
• Financial info: Annual tax information available (excluded from feature list)
• HOA & community: HOA or association fees billed monthly

Exterior

• Parking: Gravel driveway parking
• Security: No security features listed
• Utilities: Electricity available
• Home design: Single-story home; Resale (less than 25 years old); Block foundation
• Construction: Metal siding; Metal roof
• Exterior features: Gravel driveway; Front porch; Property has views; Rural setting outside city limits; Dirt road access

Interior

• Kitchen: Dishwasher; Electric oven; Refrigerator
• Bedrooms: Information not provided
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless heating; Ductless cooling
• Interior features: Eat-in kitchen; Open floor areas with laminate flooring; No additional interior amenities listed
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $149k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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 ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.22% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.52%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

• ARV (median comp): $41,487
• List price: $149,000
• Delta: 259.15%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,944
• Equity at exit: $22,797

10-year hold

• IRR: 10.7%
• Equity multiple: 1.84×
• Total profit: $35,122
• 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: 6.9×

Monthly cashflow live

• Estimated rent: $1,811 medium
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $401

Break-even live

Break-even rent $1,303

Max offer price $149,000

Occupancy floor 73%

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 22 events

1. 2026-06-19
   days on market $149,000 Active 47 DOM
2. 2026-06-18
   days on market $149,000 Active 46 DOM
3. 2026-06-17
   days on market $149,000 Active 45 DOM
4. 2026-06-16
   days on market $149,000 Active 44 DOM
5. 2026-06-15
   days on market $149,000 Active 43 DOM
6. 2026-06-14
   days on market $149,000 Active 41 DOM
7. 2026-06-12
   days on market $149,000 Active 40 DOM
8. 2026-06-09
   days on market $149,000 Active 37 DOM
9. 2026-06-08
   days on market $149,000 Active 36 DOM
10. 2026-06-07
    days on market $149,000 Active 35 DOM
11. 2026-06-05
    days on market $149,000 Active 33 DOM
12. 2026-06-04
    days on market $149,000 Active 31 DOM
13. 2026-06-02
    days on market $149,000 Active 30 DOM
14. 2026-06-01
    days on market $149,000 Active 29 DOM
15. 2026-05-31
    days on market $149,000 Active 28 DOM
16. 2026-05-31
    days on market $149,000 Active 27 DOM
17. 2026-05-02
    listed $149,000 Active 809-char remark
18. 2026-04-10
    price $299,000 1021-char remark

    Show marketing remark (1018 chars)

    Owner Financing Available. Great STR opportunity in the Ozark Mountains of Newton County, Arkansas awaits! Two cabins with 3.45 stunning acres and an amazing view. The cabins are both 600 sq feet, 1 bedroom, 1 bath with 300 sq feet per cabin of covered porches which are perfect for relaxing, entertaining, and watching unforgettable sunsets that look over the Little Buffalo Valley and distant mountain peaks. The cabins are not yet complete - both still need a few finishing touches. A new well has been drilled for the property and access to a year-round spring if needed. Outdoor enthusiasts will appreciate the endless opportunities nearby, including rock climbing, biking, hiking, kayaking, and exploring the Buffalo National River. The property is also conveniently located just minutes from Jasper, offering restaurants, shops, and the inviting charm of small-town Arkansas. Whether you're seeking a short-term rental investment, a mountain retreat, or both, this property captures the very best of the Ozarks.

19. 2026-03-30
    price $329,000 1021-char remark

    Show marketing remark (1018 chars)

    Owner Financing Available. Great STR opportunity in the Ozark Mountains of Newton County, Arkansas awaits! Two cabins with 3.45 stunning acres and an amazing view. The cabins are both 600 sq feet, 1 bedroom, 1 bath with 300 sq feet per cabin of covered porches which are perfect for relaxing, entertaining, and watching unforgettable sunsets that look over the Little Buffalo Valley and distant mountain peaks. The cabins are not yet complete - both still need a few finishing touches. A new well has been drilled for the property and access to a year-round spring if needed. Outdoor enthusiasts will appreciate the endless opportunities nearby, including rock climbing, biking, hiking, kayaking, and exploring the Buffalo National River. The property is also conveniently located just minutes from Jasper, offering restaurants, shops, and the inviting charm of small-town Arkansas. Whether you're seeking a short-term rental investment, a mountain retreat, or both, this property captures the very best of the Ozarks.

20. 2026-03-03
    status Active 1021-char remark

    Show marketing remark (1018 chars)

    Owner Financing Available. Great STR opportunity in the Ozark Mountains of Newton County, Arkansas awaits! Two cabins with 3.45 stunning acres and an amazing view. The cabins are both 600 sq feet, 1 bedroom, 1 bath with 300 sq feet per cabin of covered porches which are perfect for relaxing, entertaining, and watching unforgettable sunsets that look over the Little Buffalo Valley and distant mountain peaks. The cabins are not yet complete - both still need a few finishing touches. A new well has been drilled for the property and access to a year-round spring if needed. Outdoor enthusiasts will appreciate the endless opportunities nearby, including rock climbing, biking, hiking, kayaking, and exploring the Buffalo National River. The property is also conveniently located just minutes from Jasper, offering restaurants, shops, and the inviting charm of small-town Arkansas. Whether you're seeking a short-term rental investment, a mountain retreat, or both, this property captures the very best of the Ozarks.

21. 2026-01-31
    historical 1021-char remark

    Show marketing remark (1018 chars)

    Owner Financing Available. Great STR opportunity in the Ozark Mountains of Newton County, Arkansas awaits! Two cabins with 3.45 stunning acres and an amazing view. The cabins are both 600 sq feet, 1 bedroom, 1 bath with 300 sq feet per cabin of covered porches which are perfect for relaxing, entertaining, and watching unforgettable sunsets that look over the Little Buffalo Valley and distant mountain peaks. The cabins are not yet complete - both still need a few finishing touches. A new well has been drilled for the property and access to a year-round spring if needed. Outdoor enthusiasts will appreciate the endless opportunities nearby, including rock climbing, biking, hiking, kayaking, and exploring the Buffalo National River. The property is also conveniently located just minutes from Jasper, offering restaurants, shops, and the inviting charm of small-town Arkansas. Whether you're seeking a short-term rental investment, a mountain retreat, or both, this property captures the very best of the Ozarks.

22. 2025-12-09
    listed $375,000 Active 1021-char remark

    Show marketing remark (1018 chars)

    Owner Financing Available. Great STR opportunity in the Ozark Mountains of Newton County, Arkansas awaits! Two cabins with 3.45 stunning acres and an amazing view. The cabins are both 600 sq feet, 1 bedroom, 1 bath with 300 sq feet per cabin of covered porches which are perfect for relaxing, entertaining, and watching unforgettable sunsets that look over the Little Buffalo Valley and distant mountain peaks. The cabins are not yet complete - both still need a few finishing touches. A new well has been drilled for the property and access to a year-round spring if needed. Outdoor enthusiasts will appreciate the endless opportunities nearby, including rock climbing, biking, hiking, kayaking, and exploring the Buffalo National River. The property is also conveniently located just minutes from Jasper, offering restaurants, shops, and the inviting charm of small-town Arkansas. Whether you're seeking a short-term rental investment, a mountain retreat, or both, this property captures the very best of the Ozarks.

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 20 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: $21,726
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$1,738
• − Management: −$1,738
• − Depreciation: −$4,335
• Taxable income: $2,589
• Est. tax owed @ 24.0%: −$621
• After-tax cash flow: $4,186/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

A fair condition cabin with good interior and exterior features, but requires some repairs and maintenance to improve its value.

Repairs flagged

• Minor Gravel driveway — Some areas appear worn
• Minor Landscaping — Some areas appear overgrown

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Landscaping — Improves curb appeal and rental value
• Both Replace gravel driveway — Improves accessibility and enhances curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Gravel driveway · Some areas appear worn	Minor	$500–3,000
Landscaping · Some areas appear overgrown	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and rental value ↑
• Both Replace gravel driveway — Improves accessibility and enhances curb appeal ↑

ⓘ 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 — Wayton

No livability data for this city. (Only ~50 U.S. cities are tracked.)

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

-60.3% since first listed

6 events — show timeline

• 2026-05-02 Listed $149,000 NWARMLS
• 2026-04-10 Price Changed $299,000 NWARMLS
• 2026-03-30 Price Changed $329,000 NWARMLS
• 2026-03-03 Relisted — NWARMLS
• 2026-01-31 Delisted — NWARMLS
• 2025-12-09 Listed $375,000 NWARMLS