873 Hwy 86 E · Hazen, AR 72041

$42,900

3 bd · 2.0 ba · 1,854 sqft · SingleFamily public records · 89 Days on market

Built 1940 1.37 ac lot Est $35k · 22% over ↓ 43% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0

Listing remarks

Pananramic view of rural countryside setting located near a well known duck hunting area. Brick house with plenty of space. Sits on over 1 acre of land. Please see Agent Remarks for submitting an offer.

Key facts

• Pananramic view
• Brick house
• Over 1 acre of land

Tags

• PANANRAMIC VIEW
• RURAL COUNTRYSIDE SETTING
• OVER 1 ACRE OF LAND
• BRICK HOUSE

Property features AI

Finance

• Other: Approx. 1.37 acres; Square footage source: Courthouse
• Financial info: Financing available: Conventional loan or cash

Exterior

• Parking: Carport with side entry for 2 cars
• Utilities: Septic system; Public water; Municipal electric service (Entergy)
• Home design: Brick and frame combination exterior
• Construction: Composition roof; Crawl space foundation
• Exterior features: Front porch; Outside storage area; Paved road access; Rural property setting; Not in a subdivision

Interior

• Kitchen: Free-standing stove; Dishwasher
• Flooring: Carpet; Wood; Vinyl; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Wood-burning fireplace (site-built); Sheetrock and paneling walls/ceilings
• Laundry & utility: Laundry room; Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $43k.

Deal economics

• At list price, monthly cash flow is $629 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $43k).
• Recommended offer: $40k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#149 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.
• Hazen School District (rural): math 25% / reading 29% proficiency, ranked #175 of 238 in AR (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 3 active listings in the ZIP; 1 units permitted in Prairie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($297 loan paydown + $1k appreciation (3.0% local appreciation)).
• Prairie County population projected at -32% 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($40k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $40,326 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.65% ✓
• Cap rate: 23.89%
• Cash-on-cash: 62.85%
• DSCR: 3.80
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $35,226
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
873 Hwy 86 E	0.00mi	3/2.0	1,854 (0%)	1mo	$35,100	$19	99

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: 67.7%
• Equity multiple: 4.77×
• Total profit: $45,239
• Equity at exit: $19,290

10-year hold

• IRR: 67.2%
• Equity multiple: 9.73×
• Total profit: $104,894
• Equity at exit: $29,728

Cash invested: $12,012 (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 72041

• Active inventory: 3
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,135 medium
• Mortgage (P&I): −$225
• Tax from tax record: −$25 /mo · $295/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $629

Break-even live

Break-even rent $339

Max offer price $42,900

Occupancy floor 40%

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: $10,725
• Closing costs: $1,287
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-21
   status Under Contract
2. 2026-03-24
   price $42,900
3. 2026-02-24
   price $47,500
4. 2026-01-21
   listed $49,900 New Listing
5. 2016-08-10
   soldstatus $75,000

ⓘ 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: $295 · $25/mo
• Projected year-2 tax: $295 · $25/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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $13,619
• − Mortgage interest: −$2,403
• − Property taxes: −$295
• − Insurance: −$214
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$1,248
• Taxable income: $7,280
• Est. tax owed @ 24.0%: −$1,747
• After-tax cash flow: $5,803/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: Hazen School District
• NCES district ID: 0507530
• Math proficiency: 25% ▼ -17.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $37,251
• Composite: 22.48/100
• National rank: #8100
• State rank: #175 of 238 in AR

Livability — Hazen

• Score: 65/100
• State rank: #149
• US rank: #12761

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,228

Population outlook (Prairie County) Hauer SSP2

• Today (2025): 7,361 people
• By 2030: 6,839 · -7.1%
• By 2040: 5,852 · -20.5%
• By 2050: 4,973 · -32.4%
• By 2075: 3,567 · -51.5%
• By 2100: 2,654 · -63.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 20% Two or more races 3%
• Common ancestry: Serbian 7% Lithuanian 2% Slovak 1%

Political lean MEDSL · Prairie

• 2024 margin: Solid R (+65.7) · D 16.4% · R 82.1% · Other 1.5%
• 2008→2024 swing: -31.0pp toward R · 2008: -34.8pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+61.0 2016: R+49.7 2012: R+40.6 2008: R+34.8

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

-42.8% since first listed

5 events — show timeline

• 2026-04-21 Pending — CARMLS
• 2026-03-24 Price Changed $42,900 CARMLS
• 2026-02-24 Price Changed $47,500 CARMLS
• 2026-01-21 Listed $49,900 CARMLS
• 2016-08-10 Sold (Public Records) $75,000 Public Records

Property tax history

-5.5%/yr

Latest (2025): $295 · -16.1% YoY. Source: county tax records.