107 Boyd Rd · Southside, AR 72501

$139,000

3 bd · 2.0 ba · 1,360 sqft · SingleFamily public records · 25 Days on market

0.50 ac lot $102/sqft · 20% below area Est $173k · 20% 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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +6.4/10.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom 2 bath home in Clearview Subdivision!

Key facts

• Brick fireplace
• Large living room
• Fenced backyard

Tags

• LARGE LIVING ROOM
• BRICK FIREPLACE
• FENCED BACKYARD

Property features AI

Finance

• Financial info: Financing available: conventional loan, cash, or in-house financing

Exterior

• Parking: Carport for 1 car
• Utilities: Public water; Septic; Insulated windows
• Home design: Brick exterior
• Construction: 3-tab shingle roof; Crawl space foundation
• Exterior features: Patio; Deck; Level lot in a subdivision; Paved road access

Interior

• Kitchen: Electric range; Dishwasher; Breakfast bar
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Ceiling fans; Breakfast bar; Fireplace insert; Sheetrock walls/ceilings
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $137k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 4.8% in Southside — 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 62/100 on livability (#216 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B; Watch: employment C-, amenities F, commute F.
• Southside School District (rural): math 43% / reading 35% proficiency, ranked #77 of 238 in AR (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 176 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 33 units permitted in Independence County in 2024 (24 in 5+ unit buildings).
• This rent runs 36% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y ago 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; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,915 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.14% ✓
• Cap rate: 9.99%
• Cash-on-cash: 13.21%
• DSCR: 1.59
• GRM: 7.3

CMA / ARV

• ARV (median comp): $173,314
• List price: $139,000
• Delta: -19.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Boyd Rd	0.00mi	3/2.0	1,360 (0%)	0mo	$139,000	$102	100
113 Boyd Rd	0.02mi	3/2.0	1,189 (-13%)	11mo	$147,000	$124	69
5 Shangri-la Ln	0.48mi	3/2.0	1,512 (+11%)	3mo	$87,500	$58	56
52 Carol Ln	0.27mi	3/2.0	1,502 (+10%)	18mo	$200,000	$133	55
345 Heber Springs Rd	0.52mi	3/2.0	1,456 (+7%)	15mo	$136,580	$94	51
17 Estes Way	0.66mi	3/3.0	1,476 (+8%)	8mo	$204,500	$139	44
2 Estes Way	0.72mi	3/2.0	1,476 (+8%)	14mo	$198,000	$134	41
28 Red Bud Dr	0.63mi	2/1.0 (-1)	1,236 (-9%)	23mo	$128,000	$104	28

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: 3.1%
• Equity multiple: 1.12×
• Total profit: $4,708
• Equity at exit: $20,725

10-year hold

• IRR: 12.7%
• Equity multiple: 2.00×
• Total profit: $38,991
• Equity at exit: $12,018

Cash invested: $38,920 (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 72501

• Home prices YoY: -16.3%
• Active inventory: 176
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,580 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$33 /mo · $398/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $429

Break-even live

Break-even rent $1,038

Max offer price $139,000

Occupancy floor 68%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 Estes Way Southside, AR	3.0	2.0	1440	$1,700	$1.18	43d	1	0.64mi
16 Estes Way Southside, AR	3.0	2.0	1440	$1,800	$1.25	43d	1	0.67mi
1 Estes Way Southside, AR	3.0	2.0	1440	$1,800	$1.25	43d	1	0.73mi

Listing history 11 events

1. 2026-05-18
   historical Active Under Contract 296-char remark
2. 2026-04-30
   listed $139,000 Active 296-char remark
3. 2026-04-30
   listed $139,000 New Listing 294-char remark
4. 2024-11-27
   listed $169,900 Active
5. 2022-06-08
   listed $155,000

   Show marketing remark (47 chars)

   3 bedroom 2 bath home in Clearview Subdivision!

6. 2022-06-06
   soldstatus $155,000
7. 2022-06-03
   soldstatus $155,000

   Show marketing remark (47 chars)

   3 bedroom 2 bath home in Clearview Subdivision!

8. 2013-12-10
   soldstatus $103,900
9. 2002-10-21
   soldstatus $75,000
10. 1999-10-22
    soldstatus $63,000
11. 1990-04-30
    soldstatus $49,000

ⓘ 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: $398 · $33/mo
• Projected year-2 tax: $890 · $74/mo
• Expected delta: +$491/yr (+$41/mo · 123.4%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,966
• − Mortgage interest: −$7,786
• − Property taxes: −$398
• − Insurance: −$695
• − Repairs & maintenance: −$1,517
• − Management: −$1,517
• − Depreciation: −$4,044
• Taxable income: $3,008
• Est. tax owed @ 24.0%: −$722
• After-tax cash flow: $4,421/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: Southside School District
• NCES district ID: 0512540
• Math proficiency: 43% ▼ -14.00%
• Reading proficiency: 35% ▼ -11.00%
• Median HH income: $37,901
• Composite: 32.55/100
• National rank: #5688
• State rank: #77 of 238 in AR

Livability — Southside

• Score: 62/100
• State rank: #216
• US rank: #16702

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southside, AR
• County: Independence County · 26,218 people
• Metro: Batesville, AR
• Population (ZIP): 26,218
• Household income: $52,829
• Rent vs Own: 34.9% rent · 65.1% own
• Severe rent burden: 553.0

Population outlook (Independence County) Hauer SSP2

• Today (2025): 37,748 people
• By 2030: 37,962 · +0.6%
• By 2040: 38,151 · +1.1%
• By 2050: 37,980 · +0.6%
• By 2075: 36,622 · -3.0%
• By 2100: 32,741 · -13.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 12% Two or more races 8% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 7% Other Asian/Pacific 1%

Political lean MEDSL · Independence

• 2024 margin: Solid R (+59.5) · D 19.2% · R 78.7% · Other 2.1%
• 2008→2024 swing: -22.3pp toward R · 2008: -37.1pp · 2024: -59.5pp
• All cycles: 2024: R+59.5 2020: R+58.2 2016: R+52.4 2012: R+44.0 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.19%
• Current HPI: 206.3787
• Rent YoY: —
• Metro: Batesville, AR
• 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

+183.7% since first listed

13 events — show timeline

• 2026-06-17 Sold (MLS) $139,000 CARMLS
• 2026-05-28 Pending — CARMLS
• 2026-04-30 Listed $139,000 CARMLS
• 2024-11-27 Listed $169,900 Batesville
• 2022-06-08 Listed $155,000 Batesville
• 2022-06-06 Sold (Public Records) $155,000 Public Records
• 2022-06-03 Sold (MLS) $155,000 Batesville
• 2013-12-10 Sold (Public Records) $103,900 Public Records
• 2002-10-21 Sold (Public Records) $75,000 Public Records
• 1999-10-22 Sold (Public Records) $63,000 Public Records
• 1999-10-21 Sold (MLS) $63,000 Batesville
• 1999-06-30 Listed $68,000 Batesville
• 1990-04-30 Sold (Public Records) $49,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $398 · -12.4% YoY. Source: county tax records.