3833 W Hwy 178 · Lakeview, AR 72642

$94,500

2 bd · 2.0 ba · 1,230 sqft · SingleFamily public records · 42 Days on market

$77/sqft · 54% below area Est $168k · 44% 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 +19.7/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.3/10.0
• 1% rule +4.9/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great 3 bedroom two bath condo with 1276 sf of heated and cooled living space, plus 331sf enclosed sun porch in Lakeview, minutes to Bull Shoals Lake and the White River access. Clean, ready to move in and enjoy what the area has to offer as a vacation or retirement home. Sun porch could be easily heated and cooled with a mini split. Vaulted ceilings in the dining and living room, LVP floors kitchen hallway and bathrooms. With water, trash and lawn included in monthly home owners association fee of $120. Back yard view don’t have other condos and you can see the lake though the trees in the winter.

Key facts

• Close to white river
• Individual carport
• Garage

Tags

• INDIVIDUAL CARPORT
• PRIVATE HANDICAP PARKING
• CLOSE TO BULL SHOALS LAKE
• CLOSE TO WHITE RIVER

Property features AI

Exterior

• Parking: 1-car garage
• Home design: Single-family residence; Residential property
• Construction: Brick and metal siding construction
• Exterior features: Located in the Leisure Hills subdivision

Interior

• Kitchen: Double oven; Electric oven; Electric range; Dishwasher; Microwave; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Central heating; Heat pump; Central air conditioning
• Interior features: Dishwasher; Double oven; Electric oven; Electric range; Microwave; Refrigerator; Water softener
• Laundry & utility: Washer; Dryer; Water softener

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $112 ($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 $93k (1.2% below list).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 2.5% in Lakeview — 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 68/100 on livability (#88 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Mountain Home School District (town): math 45% / reading 45% proficiency, ranked #40 of 238 in AR (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 31 active listings in the ZIP; 47 units permitted in Baxter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($653 loan paydown + $9k appreciation (10.0% local appreciation)).
• Baxter County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 50 sale attempts since 13y ago; this cycle's ask is 15% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $91,665 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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. 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?
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: 0.99% ✗
• Cap rate: 7.71%
• Cash-on-cash: 5.06%
• DSCR: 1.23
• GRM: 8.4

CMA / ARV

• ARV (median comp): $167,505
• List price: $94,500
• Delta: -43.58%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3833 - 47 Hwy 178 West	0.22mi	3/2.0 (+1)	1,276 (+4%)	3mo	$89,000	$70	76
175 Jims Rd	0.37mi	2/2.5	1,278 (+4%)	8mo	$220,000	$172	67
230 Jims Rd	0.31mi	2/1.5	1,075 (-13%)	2mo	$210,000	$195	61
93 Beeman Rd	0.58mi	3/2.0 (+1)	1,313 (+7%)	2mo	$208,900	$159	55
177 Ravine Dr	0.68mi	2/2.0	1,250 (+2%)	13mo	$152,000	$122	55
59 Hickory Shadow Ln	0.35mi	2/1.5	1,072 (-13%)	14mo	$130,000	$121	49
49 Waterfront Cir	0.49mi	2/1.5	1,292 (+5%)	22mo	$184,500	$143	48
463 Nubbin Ridge Rd	0.60mi	2/2.0	1,080 (-12%)	9mo	$120,000	$111	44
245 Nubbin Ridge Rd	0.67mi	2/1.5	1,156 (-6%)	17mo	$195,000	$169	42

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.9%
• Equity multiple: 3.21×
• Total profit: $58,570
• Equity at exit: $85,133

10-year hold

• IRR: 24.4%
• Equity multiple: 7.31×
• Total profit: $166,886
• Equity at exit: $183,593

Cash invested: $26,460 (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 72642

• Home prices YoY: 6.1%
• Active inventory: 31
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $934 medium
• Mortgage (P&I): −$496
• Tax from tax record: −$91 /mo · $1,092/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $112

Break-even live

Break-even rent $792

Max offer price $94,500

Occupancy floor 83%

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: $23,625
• Closing costs: $2,835
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-19
   days on market $94,500 Active 42 DOM
2. 2026-06-18
   days on market $94,500 Active 41 DOM
3. 2026-06-17
   days on market $94,500 Active 40 DOM
4. 2026-06-16
   days on market $94,500 Active 39 DOM
5. 2026-06-15
   days on market $94,500 Active 38 DOM
6. 2026-06-14
   days on market $94,500 Active 36 DOM
7. 2026-06-12
   days on market $94,500 Active 35 DOM
8. 2026-06-09
   days on market $94,500 Active 32 DOM
9. 2026-06-08
   days on market $94,500 Active 31 DOM
10. 2026-06-07
    days on market $94,500 Active 30 DOM
11. 2026-06-05
    days on market $94,500 Active 27 DOM
12. 2026-06-02
    days on market $94,500 Active 25 DOM
13. 2026-06-01
    days on market $94,500 Active 24 DOM
14. 2026-05-31
    days on market $94,500 Active 23 DOM
15. 2026-05-30
    days on market $94,500 Active 22 DOM
16. 2023-12-04
    soldstatus $116,000
17. 2023-12-04
    soldstatus $116,000
18. 2023-04-28
    soldstatus $78,000 611-char remark

    Show marketing remark (611 chars)

    Great 3 bedroom two bath condo with 1276 sf of heated and cooled living space, plus 331sf enclosed sun porch in Lakeview, minutes to Bull Shoals Lake and the White River access. Clean, ready to move in and enjoy what the area has to offer as a vacation or retirement home. Sun porch could be easily heated and cooled with a mini split. Vaulted ceilings in the dining and living room, LVP floors kitchen hallway and bathrooms. With water, trash and lawn included in monthly home owners association fee of $120. Back yard view don’t have other condos and you can see the lake though the trees in the winter.

19. 2023-04-04
    listed $82,000 611-char remark

    Show marketing remark (611 chars)

    Great 3 bedroom two bath condo with 1276 sf of heated and cooled living space, plus 331sf enclosed sun porch in Lakeview, minutes to Bull Shoals Lake and the White River access. Clean, ready to move in and enjoy what the area has to offer as a vacation or retirement home. Sun porch could be easily heated and cooled with a mini split. Vaulted ceilings in the dining and living room, LVP floors kitchen hallway and bathrooms. With water, trash and lawn included in monthly home owners association fee of $120. Back yard view don’t have other condos and you can see the lake though the trees in the winter.

20. 2022-11-16
    soldstatus $63,000 598-char remark

    Show marketing remark (598 chars)

    ONE OF A KIND! This charming 2 Bedroom 1 Bath home is the only town home style unit in Leisure Hills that is a separate unit (not attached to another unit), and sits on its own land. Comfy 14'9 x 13 living room and super nice completely finished 25'4 x 11'5 three season sunroom (312 square feet of additional heated and cooled space can be added with addition of mini-split HVAC). Attached single carport and storage area rounds out this great home, and only 5 minutes to Bull Shoals Lake and the White River. It even comes fully furnished, so don't hesitate to call for details, won't last long!

21. 2022-10-29
    listed $69,500 598-char remark

    Show marketing remark (598 chars)

    ONE OF A KIND! This charming 2 Bedroom 1 Bath home is the only town home style unit in Leisure Hills that is a separate unit (not attached to another unit), and sits on its own land. Comfy 14'9 x 13 living room and super nice completely finished 25'4 x 11'5 three season sunroom (312 square feet of additional heated and cooled space can be added with addition of mini-split HVAC). Attached single carport and storage area rounds out this great home, and only 5 minutes to Bull Shoals Lake and the White River. It even comes fully furnished, so don't hesitate to call for details, won't last long!

22. 2022-09-08
    soldstatus $57,000
23. 2022-08-24
    listed $57,000
24. 2022-05-31
    soldstatus $58,000
25. 2022-05-11
    soldstatus $55,000
26. 2022-04-28
    listed $75,000
27. 2022-04-22
    listed $62,500
28. 2022-04-08
    soldstatus $51,000
29. 2022-03-09
    listed $64,000
30. 2022-01-12
    soldstatus $115,000
31. 2021-11-28
    listed $114,900
32. 2021-10-25
    soldstatus $72,000
33. 2021-10-05
    listed $72,000
34. 2021-08-23
    soldstatus $67,000
35. 2021-07-01
    listed $68,000
36. 2020-12-11
    soldstatus $80,000
37. 2020-11-07
    listed $84,900
38. 2020-08-11
    soldstatus $35,000
39. 2020-07-20
    soldstatus $81,500
40. 2020-07-06
    listed $37,500
41. 2020-05-28
    listed $81,500
42. 2020-05-08
    soldstatus $48,000
43. 2020-04-28
    listed $54,900
44. 2020-01-16
    soldstatus $25,000
45. 2019-11-28
    listed $34,500
46. 2019-10-18
    soldstatus $40,000
47. 2019-10-10
    listed $44,500
48. 2019-08-02
    soldstatus $39,000
49. 2019-07-12
    listed $41,000
50. 2019-05-03
    soldstatus $52,000

ⓘ 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: $1,092 · $91/mo
• Projected year-2 tax: $1,092 · $91/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $11,202
• − Mortgage interest: −$5,293
• − Property taxes: −$1,092
• − Insurance: −$472
• − Repairs & maintenance: −$896
• − Management: −$896
• − Depreciation: −$2,749
• Taxable loss: −$197
• Est. tax savings @ 24.0%: +$47
• After-tax cash flow: $1,386/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: Mountain Home School District
• NCES district ID: 0500043
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $36,966
• Composite: 37.4/100
• National rank: #4424
• State rank: #40 of 238 in AR

Livability — Lakeview

• Score: 68/100
• State rank: #88
• US rank: #9722

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,724
• Population (ZIP): 1,724

Population outlook (Baxter County) Hauer SSP2

• Today (2025): 39,886 people
• By 2030: 39,226 · -1.7%
• By 2040: 37,810 · -5.2%
• By 2050: 36,287 · -9.0%
• By 2075: 32,965 · -17.4%
• By 2100: 28,002 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 5% Serbian 4% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Baxter

• 2024 margin: Solid R (+56.9) · D 20.7% · R 77.6% · Other 1.7%
• 2008→2024 swing: -25.3pp toward R · 2008: -31.6pp · 2024: -56.9pp
• All cycles: 2024: R+56.9 2020: R+53.3 2016: R+53.6 2012: R+44.0 2008: R+31.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.66%
• Current HPI: 237.0425
• 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

+70.6% since first listed

103 events — show timeline

• 2023-12-04 Sold (Public Records) $116,000 Public Records
• 2023-12-04 Sold (Public Records) $116,000 Public Records
• 2023-04-28 Sold (MLS) $78,000 MHMLS
• 2023-04-04 Listed $82,000 MHMLS
• 2022-11-16 Sold (MLS) $63,000 MHMLS
• 2022-10-29 Listed $69,500 MHMLS
• 2022-09-08 Sold (MLS) $57,000 MHMLS
• 2022-08-24 Listed $57,000 MHMLS
• 2022-05-31 Sold (MLS) $58,000 MHMLS
• 2022-05-11 Sold (MLS) $55,000 MHMLS
• 2022-04-28 Listed $75,000 MHMLS
• 2022-04-22 Listed $62,500 MHMLS
• 2022-04-08 Sold (MLS) $51,000 MHMLS
• 2022-03-09 Listed $64,000 MHMLS
• 2022-01-12 Sold (MLS) $115,000 MHMLS
• 2021-11-28 Listed $114,900 MHMLS
• 2021-10-25 Sold (MLS) $72,000 MHMLS
• 2021-10-05 Listed $72,000 MHMLS
• 2021-08-23 Sold (MLS) $67,000 MHMLS
• 2021-07-01 Listed $68,000 MHMLS
• 2020-12-11 Sold (MLS) $80,000 MHMLS
• 2020-11-07 Listed $84,900 MHMLS
• 2020-08-11 Sold (MLS) $35,000 MHMLS
• 2020-07-20 Sold (MLS) $81,500 MHMLS
• 2020-07-06 Listed $37,500 MHMLS
• 2020-05-28 Listed $81,500 MHMLS
• 2020-05-08 Sold (MLS) $48,000 MHMLS
• 2020-04-28 Listed $54,900 MHMLS
• 2020-01-16 Sold (MLS) $25,000 MHMLS
• 2019-11-28 Listed $34,500 MHMLS
• 2019-10-18 Sold (MLS) $40,000 MHMLS
• 2019-10-10 Listed $44,500 MHMLS
• 2019-08-02 Sold (MLS) $39,000 MHMLS
• 2019-07-12 Listed $41,000 MHMLS
• 2019-05-03 Sold (MLS) $52,000 MHMLS
• 2019-04-17 Sold (MLS) $37,000 MHMLS
• 2019-04-02 Listed $56,000 MHMLS
• 2019-03-15 Listed $42,500 MHMLS
• 2018-11-15 Sold (MLS) $32,000 MHMLS
• 2018-10-19 Listed $33,500 MHMLS
• 2018-09-20 Sold (MLS) $42,000 MHMLS
• 2018-09-06 Sold (MLS) $45,000 MHMLS
• 2018-08-12 Listed $45,000 MHMLS
• 2018-07-23 Sold (MLS) $31,500 MHMLS
• 2018-07-13 Sold (MLS) $69,000 MHMLS
• 2018-07-05 Listed $34,900 MHMLS
• 2018-06-06 Listed $72,500 MHMLS
• 2018-05-05 Listed $45,000 MHMLS
• 2018-01-04 Sold (MLS) $59,000 MHMLS
• 2017-12-18 Listed $64,500 MHMLS
• 2017-06-28 Sold (MLS) $36,500 MHMLS
• 2017-06-26 Sold (MLS) $55,000 MHMLS
• 2017-06-19 Sold (MLS) $41,000 MHMLS
• 2017-06-09 Listed $59,900 MHMLS
• 2017-05-26 Sold (MLS) $32,000 MHMLS
• 2017-05-12 Sold (MLS) $40,000 MHMLS
• 2017-05-10 Listed $38,900 MHMLS
• 2017-04-12 Listed $45,000 MHMLS
• 2017-04-02 Listed $36,900 MHMLS
• 2017-03-27 Listed $43,900 MHMLS
• 2017-03-06 Sold (MLS) $35,000 MHMLS
• 2017-02-17 Sold (MLS) $37,000 MHMLS
• 2017-01-30 Listed $38,900 MHMLS
• 2017-01-25 Listed $49,900 MHMLS
• 2016-12-12 Sold (MLS) $35,000 MHMLS
• 2016-11-17 Listed $39,900 MHMLS
• 2016-06-09 Sold (MLS) $32,000 MHMLS
• 2016-05-16 Listed $39,900 MHMLS
• 2015-09-09 Sold (MLS) $29,750 MHMLS
• 2015-09-04 Sold (MLS) $36,000 MHMLS
• 2015-08-23 Listed $38,500 MHMLS
• 2015-08-14 Listed $39,900 MHMLS
• 2015-05-21 Sold (MLS) $54,900 MHMLS
• 2015-04-02 Listed $54,900 MHMLS
• 2015-03-12 Sold (MLS) $22,000 MHMLS
• 2015-02-13 Sold (MLS) $22,000 MHMLS
• 2015-02-03 Listed $25,900 MHMLS
• 2015-01-15 Listed $30,000 MHMLS
• 2014-11-19 Sold (MLS) $45,000 MHMLS
• 2014-10-21 Listed $45,000 MHMLS
• 2014-08-28 Sold (MLS) $19,900 MHMLS
• 2014-08-03 Listed $19,900 MHMLS
• 2014-07-10 Sold (MLS) $25,900 MHMLS
• 2014-07-01 Sold (MLS) $25,000 MHMLS
• 2014-06-19 Listed $25,900 MHMLS
• 2014-06-12 Listed $29,900 MHMLS
• 2014-06-04 Sold (MLS) $25,500 MHMLS
• 2014-06-04 Sold (MLS) $34,500 MHMLS
• 2014-05-11 Listed $25,900 MHMLS
• 2014-05-11 Listed $34,900 MHMLS
• 2014-03-26 Sold (MLS) $58,000 MHMLS
• 2014-02-17 Listed $62,500 MHMLS
• 2014-01-06 Sold (MLS) $57,000 MHMLS
• 2013-11-23 Listed $59,900 MHMLS
• 2013-11-15 Sold (MLS) $34,000 MHMLS
• 2013-10-11 Listed $38,500 MHMLS
• 2013-09-13 Sold (MLS) $41,000 MHMLS
• 2013-08-23 Sold (MLS) $24,000 MHMLS
• 2013-08-20 Listed $44,900 MHMLS
• 2013-08-01 Sold (MLS) $43,000 MHMLS
• 2013-07-26 Listed $24,900 MHMLS
• 2013-07-25 Listed $44,900 MHMLS
• 1993-06-15 Sold (Public Records) $68,000 Public Records

Property tax history

+37.0%/yr

Latest (2025): $1,092 · +2.3% YoY. Source: county tax records.