5873 Highway 90 W · Pocahontas, AR 72455

$192,000

3 bd · 1.5 ba · 1,654 sqft · SingleFamily public records · 95 Days on market

Built 1970 0.72 ac lot $116/sqft · 32% below area Est $281k · 32% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +11.6/30.0
• Livability +3.6/5.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3 bedroom / 2 bath move in ready home located just outside of the city limits of Pocahontas, still have the convenience of being within 5 miles from local hospital, school and stores. This is well maintained home built in 1970 with updates and open floor plan has lots of room for a growing family and equipped for an older couple as well. It has a walk in bathtub with jets and shower in the main bathroom and the master bath has a walk in shower as well. In the dining room/ living room there is a stunning rock wood burning fireplace. The back yard is completely fenced in with covered large patio on the back to enjoy outside get togethers, gardening and for children to play safely.

Key facts

• Walk in bathtub
• Fenced in back yard
• Covered large patio

Tags

• WALK IN BATHTUB
• ROCK WOOD BURNING FIREPLACE
• FENCED IN BACK YARD
• COVERED LARGE PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $192k.

Deal economics

• At list price, monthly cash flow is $-58 ($-699/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (29.1% below list).
• Recommended offer: $136k (29.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.6% in Pocahontas — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 71/100 on livability (#37 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, employment D, crime F.
• Pocahontas School District (rural): math 29% / reading 27% proficiency, ranked #165 of 238 in AR (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Alma Spikes Elementary School (645 students, 67% FRL); Pocahontas Junior High School (math 27% / reading 31%, grade F, #146 of 201 statewide, top 74%, 503 students, 53% FRL); Pocahontas High School (math 17% / reading 32%, grade F, #187 of 292 statewide, top 70%, 411 students, 47% FRL).
• Market conditions: 76 active listings in the ZIP; 6 units permitted in Randolph County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Randolph County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $80k; list at $192k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,092 (29.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.71% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.30%
• DSCR: 0.94
• GRM: 11.8

CMA / ARV

• ARV (median comp): $281,445
• List price: $192,000
• Delta: -31.78%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
717 Springview Rd	0.37mi	3/2.0	1,700 (+3%)	18mo	$195,000	$115	62
6523 Highway 90	0.62mi	3/2.0	1,682 (+2%)	13mo	$285,000	$169	56

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

Projected returns pro-forma

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

5-year hold

• IRR: -18.5%
• Equity multiple: 0.35×
• Total profit: $-34,920
• Equity at exit: $28,628

10-year hold

• IRR: -11.0%
• Equity multiple: 0.34×
• Total profit: $-35,585
• Equity at exit: $16,601

Cash invested: $53,760 (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 72455

• Home prices YoY: -15.8%
• Active inventory: 76
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,361 medium
• Mortgage (P&I): −$1,007
• Tax from tax record: −$47 /mo · $558/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $-58

Break-even live

Break-even rent $1,435

Max offer price $181,710

Occupancy floor 99%

Sensitivity live

Price	-10% $50	-5% $-4	+0% $-58	+5% $-113	+10% $-167
Rent	-10% $-166	-5% $-112	+0% $-58	+5% $-4	+10% $49
Rate	-1.0pp $38	-0.5pp $-9	base $-58	+0.5pp $-108	+1.0pp $-159

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: $48,000
• Closing costs: $5,760
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $192,000 Active 95 DOM
2. 2026-06-19
   days on market $192,000 Active 93 DOM
3. 2026-06-18
   days on market $192,000 Active 92 DOM
4. 2026-06-17
   days on market $192,000 Active 91 DOM
5. 2026-06-16
   days on market $192,000 Active 90 DOM
6. 2026-06-15
   days on market $192,000 Active 89 DOM
7. 2026-06-14
   days on market $192,000 Active 87 DOM
8. 2026-06-12
   days on market $192,000 Active 86 DOM
9. 2026-06-09
   days on market $192,000 Active 83 DOM
10. 2026-06-08
    days on market $192,000 Active 82 DOM
11. 2026-06-07
    days on market $192,000 Active 81 DOM
12. 2026-06-07
    days on market $192,000 Active 80 DOM
13. 2026-06-04
    days on market $192,000 Active 77 DOM
14. 2026-06-02
    days on market $192,000 Active 76 DOM
15. 2026-06-01
    days on market $192,000 Active 75 DOM
16. 2026-05-31
    days on market $192,000 Active 74 DOM
17. 2026-05-31
    days on market $192,000 Active 73 DOM
18. 2026-03-14
    listed $200,000 New Listing 696-char remark

    Show marketing remark (696 chars)

    Charming 3 bedroom / 2 bath move in ready home located just outside of the city limits of Pocahontas, still have the convenience of being within 5 miles from local hospital, school and stores. This is well maintained home built in 1970 with updates and open floor plan has lots of room for a growing family and equipped for an older couple as well. It has a walk in bathtub with jets and shower in the main bathroom and the master bath has a walk in shower as well. In the dining room/ living room there is a stunning rock wood burning fireplace. The back yard is completely fenced in with covered large patio on the back to enjoy outside get togethers, gardening and for children to play safely.

19. 2026-03-14
    listed $200,000 Active 696-char remark

    Show marketing remark (696 chars)

    Charming 3 bedroom / 2 bath move in ready home located just outside of the city limits of Pocahontas, still have the convenience of being within 5 miles from local hospital, school and stores. This is well maintained home built in 1970 with updates and open floor plan has lots of room for a growing family and equipped for an older couple as well. It has a walk in bathtub with jets and shower in the main bathroom and the master bath has a walk in shower as well. In the dining room/ living room there is a stunning rock wood burning fireplace. The back yard is completely fenced in with covered large patio on the back to enjoy outside get togethers, gardening and for children to play safely.

20. 2005-03-07
    soldstatus $80,000

ⓘ 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: $558 · $47/mo
• Projected year-2 tax: $1,229 · $102/mo
• Expected delta: +$671/yr (+$56/mo · 120.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,331
• − Mortgage interest: −$10,755
• − Property taxes: −$558
• − Insurance: −$960
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − Depreciation: −$5,585
• Taxable loss: −$4,140
• Est. tax savings @ 24.0%: +$994
• After-tax cash flow: $295/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: Pocahontas School District
• NCES district ID: 0511610
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 27% ▼ -12.00%
• Median HH income: $37,399
• Composite: 23.36/100
• National rank: #7907
• State rank: #165 of 238 in AR

Livability — Pocahontas

• Score: 71/100
• State rank: #37
• US rank: #6525

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,572

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 16,421 people
• By 2030: 15,733 · -4.2%
• By 2040: 14,296 · -12.9%
• By 2050: 12,884 · -21.5%
• By 2075: 9,535 · -41.9%
• By 2100: 6,520 · -60.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Pacific Islander 3% Hispanic / Latino 2% Black 2%
• Common ancestry: Slovak 5% Lithuanian 1% Serbian 1%
• Foreign-born: 4%
• Languages at home: 96% English-only · Other Asian/Pacific 3% Spanish 1%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+63.7) · D 17.1% · R 80.9% · Other 2.0%
• 2008→2024 swing: -45.6pp toward R · 2008: -18.1pp · 2024: -63.7pp
• All cycles: 2024: R+63.7 2020: R+60.8 2016: R+48.8 2012: R+27.9 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.61%
• Current HPI: 179.3505
• 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

+150.0% since first listed

3 events — show timeline

• 2026-03-14 Listed $200,000 NEABOR MLS
• 2026-03-14 Listed $200,000 CARMLS
• 2005-03-07 Sold (Public Records) $80,000 Public Records

Property tax history

+21.6%/yr

Latest (2025): $558 · +1295.2% YoY. Source: county tax records.