349 Heber Springs Rd · Southside, AR 72501

$128,000

2 bd · 1.0 ba · 1,189 sqft · SingleFamily public records · 31 Days on market

Est $147k · 13% 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 +25.6/30.0
• ARV discount +13.4/15.0
• DSCR +8.5/10.0
• 1% rule +6.7/10.0
• 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

Welcome to this charming 2-bedroom, 1 bath home offering an est. 1,189 sqft of comftorable living space on a 0.55 M/L acre lot. This home features a spacious living room perfect for gathering with your family! Outside, enjoy plenty of room to entertain or relax! Currently receiving a $900 monthly rent with potential for increased rental income. Perfect as a starter home, rental property, or future investment. Call today to schedule a showing!

Key facts

• Listed 30 days

Property features AI

Exterior

• Parking: Carport; Driveway
• Utilities: Public sewer
• Home design: Single-story single family residence; Residential property
• Construction: Metal roof; Crawl space foundation
• Exterior features: Partial fencing; Asphalt road access

Interior

• Kitchen: Dishwasher; Range
• Bedrooms: 5 total rooms
• Flooring: Carpet; Tile; Wood
• Interior features: Dishwasher; Range

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Recommended offer: $124k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 34% 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 $885 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($124k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $128k implies a 97% gain — meaningful room to come down on a strong offer.

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 $124,160 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.17% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.14%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $147,436
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Simpson Rd	0.12mi	3/1.0 (+1)	1,148 (-3%)	1mo	$195,000	$170	82
28 Red Bud Dr	0.31mi	2/1.0	1,236 (+4%)	23mo	$128,000	$104	60
113 Boyd Rd	0.50mi	3/2.0 (+1)	1,189 (0%)	11mo	$147,000	$124	58
107 Boyd Rd	0.50mi	3/2.0 (+1)	1,360 (+14%)	0mo	$139,000	$102	44

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,425
• Equity at exit: $19,085

10-year hold

• IRR: 8.6%
• Equity multiple: 1.66×
• Total profit: $23,695
• Equity at exit: $11,067

Cash invested: $35,840 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,503 medium
• Mortgage (P&I): −$671
• Tax est. 1.5%: −$160 /mo · $1,920/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $303

Break-even live

Break-even rent $1,120

Max offer price $128,000

Occupancy floor 75%

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: $32,000
• Closing costs: $3,840
• 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	0.37mi
16 Estes Way Southside, AR	3.0	2.0	1440	$1,800	$1.25	43d	1	0.41mi
1 Estes Way Southside, AR	3.0	2.0	1440	$1,800	$1.25	43d	1	0.49mi

Listing history 22 events

1. 2026-06-19
   days on market $128,000 Active 31 DOM
2. 2026-06-18
   days on market $128,000 Active 30 DOM
3. 2026-06-17
   days on market $128,000 Active 29 DOM
4. 2026-06-16
   days on market $128,000 Active 28 DOM
5. 2026-06-15
   days on market $128,000 Active 27 DOM
6. 2026-06-14
   days on market $128,000 Active 25 DOM
7. 2026-06-12
   days on market $128,000 Active 24 DOM
8. 2026-06-09
   days on market $128,000 Active 21 DOM
9. 2026-06-08
   days on market $128,000 Active 20 DOM
10. 2026-06-07
    days on market $128,000 Active 19 DOM
11. 2026-06-07
    days on market $128,000 Active 18 DOM
12. 2026-06-03
    days on market $128,000 Active 15 DOM
13. 2026-06-02
    days on market $128,000 Active 14 DOM
14. 2026-06-01
    days on market $128,000 Active 13 DOM
15. 2026-05-31
    days on market $128,000 Active 12 DOM
16. 2026-05-30
    days on market $128,000 Active 11 DOM
17. 2026-05-20
    listed $128,000 Active
18. 2024-08-05
    soldstatus $65,000
19. 2021-03-12
    soldstatus $65,000
20. 2016-08-12
    soldstatus $44,500
21. 2008-07-31
    soldstatus $45,000
22. 1991-12-11
    soldstatus $25,000

ⓘ 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 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $18,038
• − Mortgage interest: −$7,170
• − Property taxes: −$1,920
• − Insurance: −$640
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − Depreciation: −$3,724
• Taxable income: $1,698
• Est. tax owed @ 24.0%: −$408
• After-tax cash flow: $3,228/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

+412.0% since first listed

6 events — show timeline

• 2026-05-20 Listed $128,000 Batesville
• 2024-08-05 Sold (Public Records) $65,000 Public Records
• 2021-03-12 Sold (Public Records) $65,000 Public Records
• 2016-08-12 Sold (Public Records) $44,500 Public Records
• 2008-07-31 Sold (Public Records) $45,000 Public Records
• 1991-12-11 Sold (Public Records) $25,000 Public Records

Property tax history

-11.7%/yr

Latest (2025): $109 · -83.9% YoY. Source: county tax records.