595 Hwy 287 · Holland, AR 72173

$85,000

2 bd · 1.0 ba · 1,353 sqft · SingleFamily public records · 20 Days on market

Built 1950 1.25 ac lot

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Why this score? — see what drove the A- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming older country home on over an acre. New metal roof, HVAC, all new plumbing, 12 inch blown in insulation. Two Car Detached garage, 22 X 20 storage/ building shop. New wooden fence. Wood burning fireplace. Large kitchen with new appliances. Refrigerator and Washer and Dryer to convey. Call today for your private showing.

Key facts

• Screened back porch
• Large corner lot
• 1.25 acre lot

Tags

• SCREENED BACK PORCH
• LARGE STORAGE BUILDING
• LARGE CORNER LOT

Property features AI

Finance

• Financial info: Accepts conventional loans or cash

Exterior

• Parking: Garage for 2 cars
• Utilities: Public water; Electric service (Entergy)
• Home design: Frame exterior
• Construction: Metal roof; Crawl space foundation
• Exterior features: Front porch; Paved road access; Not in a subdivision; Livestock allowed

Interior

• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central cooling (electric)
• Interior features: Vinyl floors; Wood-burning fireplace (site-built)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $823 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#285 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Greenbrier School District (town): math 63% / reading 62% proficiency, ranked #2 of 238 in AR (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 106 active listings in the ZIP; 865 units permitted in Faulkner County in 2024 (451 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($588 loan paydown + $8k appreciation (10.0% local appreciation)).
• Faulkner County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, 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 20 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
5. 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.
6. 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.
7. 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: 1.99% ✓
• Cap rate: 17.91%
• Cash-on-cash: 41.48%
• DSCR: 2.85
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 56.4%
• Equity multiple: 5.15×
• Total profit: $98,668
• Equity at exit: $76,575

10-year hold

• IRR: 49.9%
• Equity multiple: 11.48×
• Total profit: $249,321
• Equity at exit: $165,136

Cash invested: $23,800 (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 72173

• Home prices YoY: 8.0%
• Active inventory: 106
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,694 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$34 /mo · $411/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $823

Break-even live

Break-even rent $652

Max offer price $85,000

Occupancy floor 46%

Sensitivity live

Price	-10% $871	-5% $847	+0% $823	+5% $799	+10% $775
Rent	-10% $689	-5% $756	+0% $823	+5% $890	+10% $956
Rate	-1.0pp $865	-0.5pp $844	base $823	+0.5pp $801	+1.0pp $778

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $85,000 Active 20 DOM
2. 2026-06-17
   days on market $85,000 Active 19 DOM
3. 2026-06-16
   days on market $85,000 Active 18 DOM
4. 2026-06-15
   days on market $85,000 Active 17 DOM
5. 2026-06-14
   days on market $85,000 Active 15 DOM
6. 2026-06-10
   days on market $85,000 Active 12 DOM
7. 2026-06-09
   days on market $85,000 Active 11 DOM
8. 2026-06-08
   days on market $85,000 Active 10 DOM
9. 2026-06-07
   statusdays on market $85,000 Active 9 DOM
10. 2026-06-05
    days on market $85,000 New Listing 6 DOM
11. 2026-06-03
    days on market $85,000 New Listing 5 DOM
12. 2026-06-02
    days on market $85,000 New Listing 4 DOM
13. 2026-06-01
    days on market $85,000 New Listing 3 DOM
14. 2026-05-31
    days on market $85,000 New Listing 2 DOM
15. 2026-05-29
    listed $85,000 New Listing
16. 2019-07-31
    soldstatus $98,900
17. 2019-07-30
    soldstatus $99,900 Sold 329-char remark

    Show marketing remark (329 chars)

    Charming older country home on over an acre. New metal roof, HVAC, all new plumbing, 12 inch blown in insulation. Two Car Detached garage, 22 X 20 storage/ building shop. New wooden fence. Wood burning fireplace. Large kitchen with new appliances. Refrigerator and Washer and Dryer to convey. Call today for your private showing.

18. 2019-07-03
    status Under Contract 329-char remark

    Show marketing remark (329 chars)

    Charming older country home on over an acre. New metal roof, HVAC, all new plumbing, 12 inch blown in insulation. Two Car Detached garage, 22 X 20 storage/ building shop. New wooden fence. Wood burning fireplace. Large kitchen with new appliances. Refrigerator and Washer and Dryer to convey. Call today for your private showing.

19. 2019-06-12
    historical Take Backups 329-char remark

    Show marketing remark (329 chars)

    Charming older country home on over an acre. New metal roof, HVAC, all new plumbing, 12 inch blown in insulation. Two Car Detached garage, 22 X 20 storage/ building shop. New wooden fence. Wood burning fireplace. Large kitchen with new appliances. Refrigerator and Washer and Dryer to convey. Call today for your private showing.

20. 2019-04-23
    price $99,950 329-char remark

    Show marketing remark (329 chars)

    Charming older country home on over an acre. New metal roof, HVAC, all new plumbing, 12 inch blown in insulation. Two Car Detached garage, 22 X 20 storage/ building shop. New wooden fence. Wood burning fireplace. Large kitchen with new appliances. Refrigerator and Washer and Dryer to convey. Call today for your private showing.

21. 2019-03-23
    price $115,000 329-char remark

    Show marketing remark (329 chars)

    Charming older country home on over an acre. New metal roof, HVAC, all new plumbing, 12 inch blown in insulation. Two Car Detached garage, 22 X 20 storage/ building shop. New wooden fence. Wood burning fireplace. Large kitchen with new appliances. Refrigerator and Washer and Dryer to convey. Call today for your private showing.

22. 2019-03-14
    listed $119,000 New Listing 329-char remark

    Show marketing remark (329 chars)

    Charming older country home on over an acre. New metal roof, HVAC, all new plumbing, 12 inch blown in insulation. Two Car Detached garage, 22 X 20 storage/ building shop. New wooden fence. Wood burning fireplace. Large kitchen with new appliances. Refrigerator and Washer and Dryer to convey. Call today for your private showing.

23. 2015-09-24
    soldstatus $30,000 Sold 205-char remark

    Show marketing remark (205 chars)

    One story home with open front porch. Three bedrooms on one level. Wonderful first time home or investment property. Property is being sold "AS IS" and is subject to HUD Guidelines 24 CFR 206.125

24. 2015-09-09
    status Under Contract 205-char remark

    Show marketing remark (205 chars)

    One story home with open front porch. Three bedrooms on one level. Wonderful first time home or investment property. Property is being sold "AS IS" and is subject to HUD Guidelines 24 CFR 206.125

25. 2015-08-06
    status Back on Market 205-char remark

    Show marketing remark (205 chars)

    One story home with open front porch. Three bedrooms on one level. Wonderful first time home or investment property. Property is being sold "AS IS" and is subject to HUD Guidelines 24 CFR 206.125

26. 2015-06-16
    status Under Contract 205-char remark

    Show marketing remark (205 chars)

    One story home with open front porch. Three bedrooms on one level. Wonderful first time home or investment property. Property is being sold "AS IS" and is subject to HUD Guidelines 24 CFR 206.125

27. 2015-06-03
    listed $30,000 Active 205-char remark

    Show marketing remark (205 chars)

    One story home with open front porch. Three bedrooms on one level. Wonderful first time home or investment property. Property is being sold "AS IS" and is subject to HUD Guidelines 24 CFR 206.125

28. 2013-04-16
    soldstatus $33,800

ⓘ 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: $411 · $34/mo
• Projected year-2 tax: $544 · $45/mo
• Expected delta: +$133/yr (+$11/mo · 32.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $20,324
• − Mortgage interest: −$4,761
• − Property taxes: −$411
• − Insurance: −$425
• − Repairs & maintenance: −$1,626
• − Management: −$1,626
• − Depreciation: −$2,473
• Taxable income: $9,003
• Est. tax owed @ 24.0%: −$2,161
• After-tax cash flow: $7,711/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: Greenbrier School District
• NCES district ID: 0506900
• Math proficiency: 63% ▼ -11.00%
• Reading proficiency: 62% ▼ -7.00%
• Median HH income: $52,897
• Composite: 53.44/100
• National rank: #1465
• State rank: #2 of 238 in AR

Livability — Holland

• Score: 59/100
• State rank: #285
• US rank: #19821

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holland, AR
• Population (ZIP): 10,122

Population outlook (Faulkner County) Hauer SSP2

• Today (2025): 138,985 people
• By 2030: 148,264 · +6.7%
• By 2040: 166,010 · +19.4%
• By 2050: 183,362 · +31.9%
• By 2075: 224,593 · +61.6%
• By 2100: 250,603 · +80.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Slovak 2% Scotch-Irish 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Faulkner

• 2024 margin: Solid R (+32.3) · D 32.6% · R 64.9% · Other 2.5%
• 2008→2024 swing: -7.1pp toward R · 2008: -25.3pp · 2024: -32.3pp
• All cycles: 2024: R+32.3 2020: R+29.5 2016: R+31.6 2012: R+31.7 2008: R+25.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 22.08%
• Current HPI: 298.3398
• 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

+151.5% since first listed

14 events — show timeline

• 2026-05-29 Listed $85,000 CARMLS
• 2019-07-31 Sold (Public Records) $98,900 Public Records
• 2019-07-30 Sold (MLS) $99,900 CARMLS
• 2019-07-03 Pending — CARMLS
• 2019-06-12 Contingent — CARMLS
• 2019-04-23 Price Changed $99,950 CARMLS
• 2019-03-23 Price Changed $115,000 CARMLS
• 2019-03-14 Listed $119,000 CARMLS
• 2015-09-24 Sold (MLS) $30,000 CARMLS
• 2015-09-09 Pending — CARMLS
• 2015-08-06 Relisted — CARMLS
• 2015-06-16 Pending — CARMLS
• 2015-06-03 Listed $30,000 CARMLS
• 2013-04-16 Sold (Public Records) $33,800 Public Records

Property tax history

+3.4%/yr

Latest (2025): $411 · -12.2% YoY. Source: county tax records.