120 Riverside Park Rd · Searcy, AR 72143

$108,000

3 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 67 Days on market

Built 1981 0.35 ac lot $74/sqft · 32% below area Est $159k · 32% under

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Why this score? — see what drove the C+ 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 +22.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and versatile home in one of the area’s most desirable neighborhoods. This residence offers 3 bedrooms plus a flexible 4th bedroom or office, combining comfort with functionality. Recent upgrades include a new outdoor HVAC unit and contemporary tile flooring. The spacious backyard features durable wood fencing, a fully powered workshop or man cave, and an extended side awning. The primary bedroom conveniently connects to the bathroom, creating an effortless flow. An ideal combination of suburban serenity and city accessibility.

Key facts

• Extended side awning
• Spacious backyard
• Wood fencing

Tags

• TILE FLOORING
• SPACIOUS BACKYARD
• WOOD FENCING
• POWERED WORKSHOP
• EXTENDED SIDE AWNING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $102k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.2% in Searcy — 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 70/100 on livability (#51 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime D, commute F, employment F.
• Searcy School District (town): math 47% / reading 43% proficiency, ranked #37 of 238 in AR (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 175 active listings in the ZIP; 219 units permitted in White County in 2024 (36 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $747 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• White County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $12k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $89k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $101,520 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D 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: 1.09% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.28%
• DSCR: 1.32
• GRM: 7.6

CMA / ARV

• ARV (median comp): $159,425
• List price: $108,000
• Delta: -32.26%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
156 Riverside Park	0.17mi	2/2.0 (-1)	1,552 (+7%)	13mo	$40,000	$26	61

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-5,798
• Equity at exit: $16,103

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $10,070
• Equity at exit: $9,338

Cash invested: $30,240 (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 72143

• Home prices YoY: -28.4%
• Active inventory: 175
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,177 medium
• Mortgage (P&I): −$566
• Tax est. 1.5%: −$135 /mo · $1,620/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $183

Break-even live

Break-even rent $945

Max offer price $108,000

Occupancy floor 79%

Sensitivity live

Price	-10% $258	-5% $221	+0% $183	+5% $146	+10% $109
Rent	-10% $90	-5% $137	+0% $183	+5% $230	+10% $276
Rate	-1.0pp $238	-0.5pp $211	base $183	+0.5pp $155	+1.0pp $127

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-13
   price $108,000 548-char remark

   Show marketing remark (548 chars)

   Charming and versatile home in one of the area’s most desirable neighborhoods. This residence offers 3 bedrooms plus a flexible 4th bedroom or office, combining comfort with functionality. Recent upgrades include a new outdoor HVAC unit and contemporary tile flooring. The spacious backyard features durable wood fencing, a fully powered workshop or man cave, and an extended side awning. The primary bedroom conveniently connects to the bathroom, creating an effortless flow. An ideal combination of suburban serenity and city accessibility.

2. 2026-04-07
   price $115,000 548-char remark

   Show marketing remark (548 chars)

   Charming and versatile home in one of the area’s most desirable neighborhoods. This residence offers 3 bedrooms plus a flexible 4th bedroom or office, combining comfort with functionality. Recent upgrades include a new outdoor HVAC unit and contemporary tile flooring. The spacious backyard features durable wood fencing, a fully powered workshop or man cave, and an extended side awning. The primary bedroom conveniently connects to the bathroom, creating an effortless flow. An ideal combination of suburban serenity and city accessibility.

3. 2026-03-13
   listed $120,000 New Listing 548-char remark

   Show marketing remark (548 chars)

   Charming and versatile home in one of the area’s most desirable neighborhoods. This residence offers 3 bedrooms plus a flexible 4th bedroom or office, combining comfort with functionality. Recent upgrades include a new outdoor HVAC unit and contemporary tile flooring. The spacious backyard features durable wood fencing, a fully powered workshop or man cave, and an extended side awning. The primary bedroom conveniently connects to the bathroom, creating an effortless flow. An ideal combination of suburban serenity and city accessibility.

4. 2018-04-02
   soldstatus $89,000
5. 2018-02-20
   historical
6. 2018-01-06
   listed $88,000 New Listing
7. 2018-01-01
   historical
8. 2017-06-27
   listed $95,000 New Listing
9. 2015-05-13
   historical
10. 2015-03-29
    listed $89,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $14,124
• − Mortgage interest: −$6,050
• − Property taxes: −$1,620
• − Insurance: −$540
• − Repairs & maintenance: −$1,130
• − Management: −$1,130
• − Depreciation: −$3,142
• Taxable income: $513
• Est. tax owed @ 24.0%: −$123
• After-tax cash flow: $2,079/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: Searcy School District
• NCES district ID: 0512210
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $44,318
• Composite: 38.12/100
• National rank: #4272
• State rank: #37 of 238 in AR

Livability — Searcy

• Score: 70/100
• State rank: #51
• US rank: #7408

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: White County · 35,000 people
• City population: 35,000
• Metro: Searcy, AR
• Population (ZIP): 35,000
• Household income: $58,344
• Rent vs Own: 35.0% rent · 65.0% own
• Severe rent burden: 804.0

Population outlook (White County) Hauer SSP2

• Today (2025): 82,310 people
• By 2030: 83,861 · +1.9%
• By 2040: 86,492 · +5.1%
• By 2050: 88,246 · +7.2%
• By 2075: 91,307 · +10.9%
• By 2100: 91,548 · +11.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 7% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · White

• 2024 margin: Solid R (+61.2) · D 18.3% · R 79.5% · Other 2.2%
• 2008→2024 swing: -14.0pp toward R · 2008: -47.2pp · 2024: -61.2pp
• All cycles: 2024: R+61.2 2020: R+58.9 2016: R+57.9 2012: R+53.7 2008: R+47.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.60%
• Current HPI: 206.0334
• Rent YoY: —
• Metro: Searcy, 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

+20.1% since first listed

10 events — show timeline

• 2026-05-13 Price Changed $108,000 CARMLS
• 2026-04-07 Price Changed $115,000 CARMLS
• 2026-03-13 Listed $120,000 CARMLS
• 2018-04-02 Sold (Public Records) $89,000 Public Records
• 2018-02-20 Listing Removed — CARMLS
• 2018-01-06 Listed $88,000 CARMLS
• 2018-01-01 Listing Removed — CARMLS
• 2017-06-27 Listed $95,000 CARMLS
• 2015-05-13 Listing Removed — CARMLS
• 2015-03-29 Listed $89,900 CARMLS

Property tax history

-8.3%/yr

Latest (2025): $173 · -36.6% YoY. Source: county tax records.