1457 W River Dr · Strawberry, AR 72469

$110,000

3 bd · 1.0 ba · 1,468 sqft · SingleFamily public records · 17 Days on market

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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 +25.5/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Appreciation +5.0/10.0
• Schools +3.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This is a charming three bedroom two bath home.

Key facts

• Outdoor recreation
• Well maintained home
• One story home

Tags

• ONE STORY HOME
• CONVENIENT CARPORT
• CLOSE TO LOCAL AMENITIES
• OUTDOOR RECREATION
• WELL MAINTAINED HOME

Property features AI

Exterior

• Parking: Carport
• Utilities: Cable available
• Home design: Single family residence; One story
• Construction: Metal siding; Metal roof; Crawl space foundation; Built on one acre lot
• Exterior features: Porch; Asphalt road access; No fencing

Interior

• Kitchen: Dishwasher; Range
• Bedrooms: 5 total rooms (bedrooms included in room count)
• Flooring: Carpet; Vinyl
• Heating & cooling: Central heating; Electric heating; Central air conditioning
• Interior features: Dishwasher; Range; Porch

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#361 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D, crime F, amenities F.
• Hillcrest School District (rural): math 47% / reading 46% proficiency, ranked #31 of 238 in AR (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 63 units permitted in Lawrence County in 2024 (15 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($761 loan paydown + $3k appreciation (3.0% local appreciation)).
• Lawrence County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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.
• Current owner paid $24k; list at $110k implies a 358% gain — meaningful room to come down on a strong offer.

Recommended offer $108,350 (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. 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?
3. 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?
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: 1.06% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.01%
• DSCR: 1.45
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 16.8%
• Equity multiple: 1.96×
• Total profit: $29,578
• Equity at exit: $49,461

10-year hold

• IRR: 18.3%
• Equity multiple: 3.67×
• Total profit: $82,320
• Equity at exit: $76,225

Cash invested: $30,800 (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 72469

• Active inventory: 4
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,168 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$43 /mo · $520/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $257

Break-even live

Break-even rent $843

Max offer price $110,000

Occupancy floor 73%

Sensitivity live

Price	-10% $319	-5% $288	+0% $257	+5% $226	+10% $195
Rent	-10% $165	-5% $211	+0% $257	+5% $303	+10% $349
Rate	-1.0pp $312	-0.5pp $285	base $257	+0.5pp $228	+1.0pp $199

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $110,000 Active 17 DOM
2. 2026-06-18
   days on market $110,000 Active 16 DOM
3. 2026-06-17
   days on market $110,000 Active 15 DOM
4. 2026-06-16
   days on market $110,000 Active 14 DOM
5. 2026-06-15
   days on market $110,000 Active 13 DOM
6. 2026-06-14
   days on market $110,000 Active 11 DOM
7. 2026-06-12
   days on market $110,000 Active 10 DOM
8. 2026-06-09
   days on market $110,000 Active 7 DOM
9. 2026-06-08
   days on market $110,000 Active 6 DOM
10. 2026-06-07
    days on market $110,000 Active 5 DOM
11. 2026-06-03
    remarks 699-char remark
12. 2026-06-03
    listed $110,000 Active 1 DOM

ⓘ 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: $520 · $43/mo
• Projected year-2 tax: $704 · $59/mo
• Expected delta: +$184/yr (+$15/mo · 35.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,020
• − Mortgage interest: −$6,162
• − Property taxes: −$520
• − Insurance: −$550
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$3,200
• Taxable income: $1,345
• Est. tax owed @ 24.0%: −$323
• After-tax cash flow: $2,761/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: Hillcrest School District
• NCES district ID: 0500071
• Math proficiency: 47% ▲ 5.00%
• Reading proficiency: 46% ▼ -9.00%
• Median HH income: $38,660
• Composite: 38.81/100
• National rank: #4112
• State rank: #31 of 238 in AR

Livability — Strawberry

• Score: 57/100
• State rank: #361
• US rank: #22191

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Strawberry, AR
• Population (ZIP): 1,002

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 15,453 people
• By 2030: 14,697 · -4.9%
• By 2040: 13,247 · -14.3%
• By 2050: 11,937 · -22.8%
• By 2075: 9,466 · -38.7%
• By 2100: 7,441 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Black 2% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Portuguese 9% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+64.0) · D 16.9% · R 81.0% · Other 2.1%
• 2008→2024 swing: -43.1pp toward R · 2008: -20.9pp · 2024: -64.0pp
• All cycles: 2024: R+64.0 2020: R+59.6 2016: R+49.8 2012: R+31.6 2008: R+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+358.3% since first listed

4 events — show timeline

• 2026-05-27 Listed $110,000 Batesville
• 2016-11-18 Sold (Public Records) $24,000 Public Records
• 2016-11-18 Listed $24,000 Batesville
• 2016-11-18 Sold (MLS) $24,000 Batesville

Property tax history

+44.6%/yr

Latest (2025): $520 · +7.8% YoY. Source: county tax records.