8500 Sagamore Loop · Valley Springs, AR 72601

$110,000

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 40 Days on market

Est $142k · 22% under

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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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +5.5/10.0
• Schools +4.7/10.0
• Appreciation +4.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Fixer Upper with great bones, ready for you to remodel to your specifications. 24 Solar panels add to the value of this home. Great neighborhood, convenient location, cute yard with privacy fence on back side. Corner lot. Carport has been blocked off for living space, can easily be removed for carport access again.

Key facts

• Privacy fence
• Carport access
• Solar panels

Tags

• SOLAR PANELS
• PRIVACY FENCE
• CORNER LOT
• CARPORT ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#225 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, employment B; Watch: crime F, amenities F, commute F.
• Valley Springs School District (rural): math 56% / reading 55% proficiency, ranked #7 of 238 in AR (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Valley Springs Elem. School (math 52% / reading 42%, grade D-, #119 of 454 statewide, top 28%, 350 students, 49% FRL); Valley Springs Middle School (math 62% / reading 56%, grade B, #13 of 201 statewide, top 7%, 235 students, 44% FRL); Valley Springs High School (math 47% / reading 67%, grade C, #6 of 292 statewide, top 2%, 267 students, 37% FRL).
• Market conditions: 443 active listings in the ZIP; 92 units permitted in Boone County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $761 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Boone County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-1.9% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $110k implies a 214% gain — meaningful room to come down on a strong offer.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.05% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.50%
• DSCR: 1.42
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $141,856
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8400 Sagamore Loop	0.04mi	3/2.0	1,248 (+9%)	23mo	$155,000	$124	60

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

Projected returns pro-forma

-1.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.1%
• Equity multiple: 1.09×
• Total profit: $2,711
• Equity at exit: $21,761

10-year hold

• IRR: 9.9%
• Equity multiple: 1.87×
• Total profit: $26,726
• Equity at exit: $18,977

Cash invested: $30,800 (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 72601

• Home prices YoY: -0.8%
• Active inventory: 443
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,160 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$49 /mo · $593/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $244

Break-even live

Break-even rent $851

Max offer price $110,000

Occupancy floor 74%

Sensitivity live

Price	-10% $306	-5% $275	+0% $244	+5% $213	+10% $182
Rent	-10% $152	-5% $198	+0% $244	+5% $290	+10% $336
Rate	-1.0pp $299	-0.5pp $272	base $244	+0.5pp $215	+1.0pp $186

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $110,000 Active 40 DOM
2. 2026-06-19
   days on market $110,000 Active 38 DOM
3. 2026-06-18
   days on market $110,000 Active 37 DOM
4. 2026-06-17
   days on market $110,000 Active 36 DOM
5. 2026-06-16
   days on market $110,000 Active 35 DOM
6. 2026-06-15
   days on market $110,000 Active 34 DOM
7. 2026-06-14
   days on market $110,000 Active 32 DOM
8. 2026-06-12
   days on market $110,000 Active 31 DOM
9. 2026-06-09
   days on market $110,000 Active 28 DOM
10. 2026-06-08
    days on market $110,000 Active 27 DOM
11. 2026-06-07
    days on market $110,000 Active 26 DOM
12. 2026-06-07
    days on market $110,000 Active 25 DOM
13. 2026-06-04
    days on market $110,000 Active 22 DOM
14. 2026-06-02
    days on market $110,000 Active 21 DOM
15. 2026-06-01
    days on market $110,000 Active 20 DOM
16. 2026-05-31
    days on market $110,000 Active 19 DOM
17. 2026-05-31
    days on market $110,000 Active 18 DOM
18. 2026-05-12
    listed $110,000 Active 316-char remark
19. 2021-09-16
    soldstatus $35,000
20. 2001-05-04
    soldstatus $21,000

ⓘ 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: $593 · $49/mo
• Projected year-2 tax: $704 · $59/mo
• Expected delta: +$111/yr (+$9/mo · 18.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $13,914
• − Mortgage interest: −$6,162
• − Property taxes: −$593
• − Insurance: −$550
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$3,200
• Taxable income: $1,183
• Est. tax owed @ 24.0%: −$284
• After-tax cash flow: $2,643/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: Valley Springs School District
• NCES district ID: 0513350
• Math proficiency: 56% ▼ -9.00%
• Reading proficiency: 55% ▼ -9.00%
• Median HH income: $41,757
• Composite: 46.57/100
• National rank: #2424
• State rank: #7 of 238 in AR

Livability — Valley Springs

• Score: 62/100
• State rank: #225
• US rank: #17148

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 30,180

Population outlook (Boone County) Hauer SSP2

• Today (2025): 37,238 people
• By 2030: 36,808 · -1.2%
• By 2040: 35,597 · -4.4%
• By 2050: 34,197 · -8.2%
• By 2075: 30,503 · -18.1%
• By 2100: 25,797 · -30.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Boone

• 2024 margin: Solid R (+65.0) · D 16.7% · R 81.6% · Other 1.7%
• 2008→2024 swing: -25.3pp toward R · 2008: -39.7pp · 2024: -65.0pp
• All cycles: 2024: R+65.0 2020: R+61.9 2016: R+58.5 2012: R+48.0 2008: R+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.92%
• Current HPI: 247.043
• 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

+423.8% since first listed

3 events — show timeline

• 2026-05-12 Listed $110,000 FSBO.com
• 2021-09-16 Sold (Public Records) $35,000 Public Records
• 2001-05-04 Sold (Public Records) $21,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $593 · +0.0% YoY. Source: county tax records.