755 Highway 33 · Huttig, AR 71260

$115,000

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 33 Days on market

Built 1958 7.00 ac lot

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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 +18.4/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• DSCR +5.8/10.0
• 1% rule +3.8/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

Enjoy peaceful country living with this charming 2 bedroom, 1 bath home situated on a beautiful property filled with outdoor features and natural scenery. Relax on the screened-in front porch with your morning coffee or unwind on the covered back porch overlooking the backyard. The property includes a garden area perfect for growing vegetables or flowers, a storage shed for tools and equipment, a duck pond, and an additional pond located at the back of the property. With plenty of outdoor space to enjoy, this property offers a quiet retreat with room for gardening, recreation, livestock, and enjoying nature. Please note: neither pond is stocked.

Key facts

• Duck pond
• Garden area
• Storage shed

Tags

• SCREENED-IN FRONT PORCH
• COVERED BACK PORCH
• GARDEN AREA
• STORAGE SHED
• DUCK POND
• ADDITIONAL POND

Property features AI

Finance

• Other: Paved road access; 7-acre lot, landscaped and cleared
• HOA & community: No association amenities

Exterior

• Utilities: Public water; Septic tank; Propane available
• Home design: Single family residence; Site-built home; One story; Entry level: 1; On waterfront with a pond
• Construction: Vinyl siding; Metal roof; Crawl space foundation; Built on site
• Exterior features: Garden; Screened covered porch; Wire fencing; Shed(s) and storage

Interior

• Kitchen: Electric range
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Propane heating; Central air; Ceiling fans
• Interior features: Ceiling fans; Double pane windows; Fireplace (1)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/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 $101k (11.8% below list).
• Recommended offer: $101k (11.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#369 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools F, crime F, amenities F.
• Union Parish (rural): math 12% / reading 20% proficiency, ranked #74 of 98 in LA (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 1 active listings in the ZIP; 2 units permitted in Union Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($795 loan paydown + $4k appreciation (3.1% local appreciation)).
• Union County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,376 (11.8% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.88% ✗
• Cap rate: 7.41%
• Cash-on-cash: 3.98%
• DSCR: 1.18
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.5%
• Equity multiple: 1.66×
• Total profit: $21,358
• Equity at exit: $52,497

10-year hold

• IRR: 13.6%
• Equity multiple: 3.04×
• Total profit: $65,527
• Equity at exit: $81,523

Cash invested: $32,200 (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 71260

• Home prices YoY: 2.5%
• Active inventory: 1
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,014 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$43 /mo · $515/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $107

Break-even live

Break-even rent $878

Max offer price $115,000

Occupancy floor 84%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-16
   days on market $115,000 Active 33 DOM
2. 2026-06-15
   days on market $115,000 Active 32 DOM
3. 2026-06-14
   days on market $115,000 Active 30 DOM
4. 2026-06-13
   days on market $115,000 Active 29 DOM
5. 2026-06-10
   days on market $115,000 Active 27 DOM
6. 2026-06-09
   days on market $115,000 Active 26 DOM
7. 2026-06-08
   days on market $115,000 Active 25 DOM
8. 2026-06-07
   days on market $115,000 Active 24 DOM
9. 2026-06-05
   days on market $115,000 Active 21 DOM
10. 2026-06-02
    days on market $115,000 Active 19 DOM
11. 2026-06-01
    days on market $115,000 Active 18 DOM
12. 2026-05-31
    days on market $115,000 Active 17 DOM
13. 2026-05-30
    days on market $115,000 Active 16 DOM
14. 2026-05-14
    listed $115,000 Active 653-char remark

ⓘ 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: $515 · $43/mo
• Projected year-2 tax: $736 · $61/mo
• Expected delta: +$221/yr (+$18/mo · 42.8%)

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

Taxation est. · year 1

• Rental income: $12,165
• − Mortgage interest: −$6,442
• − Property taxes: −$515
• − Insurance: −$575
• − Repairs & maintenance: −$973
• − Management: −$973
• − Depreciation: −$3,345
• Taxable loss: −$659
• Est. tax savings @ 24.0%: +$158
• After-tax cash flow: $1,441/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: Union Parish
• NCES district ID: 2201770
• Math proficiency: 12% ▼ -37.00%
• Reading proficiency: 20% ▼ -34.00%
• Median HH income: $37,279
• Composite: 13.35/100
• National rank: #9537
• State rank: #74 of 98 in LA

Livability — Huttig

• Score: 57/100
• State rank: #369
• US rank: #22286

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,232

Population outlook (Union County) Hauer SSP2

• Today (2025): 21,722 people
• By 2030: 21,226 · -2.3%
• By 2040: 20,026 · -7.8%
• By 2050: 18,682 · -14.0%
• By 2075: 15,725 · -27.6%
• By 2100: 12,509 · -42.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 21% Two or more races 2%
• Common ancestry: Slovak 2% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 0%

Political lean MEDSL · Union

• 2024 margin: Solid R (+57.0) · D 21.1% · R 78.0%
• 2008→2024 swing: -15.4pp toward R · 2008: -41.5pp · 2024: -57.0pp
• All cycles: 2024: R+57.0 2020: R+51.4 2016: R+48.5 2012: R+41.7 2008: R+41.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.12%
• Current HPI: 128.2115
• 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

• 2026-05-14 Listed $115,000 NELABOR

Property tax history

+5.1%/yr

Latest (2025): $515 · +27.2% YoY. Source: county tax records.