13911 Pool Hollow Ln · Dardanelle, AR 72834

$1

1 bd · 1.0 ba · 896 sqft · Other · 136 Days on market

Built 2011 6.00 ac lot

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Property currently being run through online Auction site, check agent/conf. remarks section for into. The list price is not indicative of seller's final reserve amount. This property is part of an online bidding event; please visit Auction site to place bids. Inspections of this property and contact with occupants are strictly prohibited. Property is sold "as is" and no for sale sign allowed. Occupied, with no access. Cash offers only. * * Agents please READ agent/confidential remarks section for additional information and showing instructions * * SqFt and lot size are per tax records, but not guaranteed. Buyer should do their due diligence in verifying info. Property is occup

Key facts

• 6 acre lot
• Built 2011
• Listed 135 days

Property features AI

Finance

• Other: Approximately 6 acres
• Financial info: Cash financing only

Exterior

• Utilities: Utilities: other (see remarks)
• Home design: Metal/Vinyl siding
• Construction: Metal roof; Slab foundation
• Exterior features: Partially fenced yard; Dirt road access; Sloped lot

Interior

• Kitchen: Kitchen equipment: other (see remarks)
• Flooring: Other flooring (see remarks)
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating and cooling (see remarks)
• Interior features: Other interior features (see remarks)

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $1 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $1.

Deal economics

• At list price, monthly cash flow is $650 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($823 rent vs $1).
• Cap rate 780116.7% vs local median 3.1% in Dardanelle — 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 (#56 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D-, amenities F, commute F.
• Dardanelle School District (town): math 44% / reading 42% proficiency, ranked #52 of 238 in AR (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 90 active listings in the ZIP; 10 units permitted in Yell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $0 of loan paydown is wiped out by about $0 of value loss. Plan a longer hold.
• Yell County population projected at -24% 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 $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 5% 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. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 82291.00% ✓
• Cap rate: 780116.68%
• Cash-on-cash: 2786108.53%
• DSCR: 123967.15
• GRM: 0.0

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: —
• Equity multiple: 147918.71×
• Total profit: $41,417
• Equity at exit: $0

10-year hold

• IRR: —
• Equity multiple: 319396.62×
• Total profit: $89,431
• Equity at exit: $0

Cash invested: $0 (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 72834

• Home prices YoY: -8.4%
• Active inventory: 90

Monthly cashflow live

• Estimated rent: $823 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $650

Break-even live

Break-even rent —

Max offer price $1

Occupancy floor 16%

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $1 Active 136 DOM
2. 2026-06-18
   days on market $1 Active 135 DOM
3. 2026-06-17
   days on market $1 Active 134 DOM
4. 2026-06-16
   days on market $1 Active 133 DOM
5. 2026-06-15
   days on market $1 Active 132 DOM
6. 2026-06-14
   days on market $1 Active 130 DOM
7. 2026-06-12
   days on market $1 Active 129 DOM
8. 2026-06-09
   days on market $1 Active 126 DOM
9. 2026-06-08
   days on market $1 Active 125 DOM
10. 2026-06-07
    days on market $1 Active 124 DOM
11. 2026-06-03
    days on market $1 Active 120 DOM
12. 2026-06-02
    days on market $1 Active 119 DOM
13. 2026-06-01
    days on market $1 Active 118 DOM
14. 2026-05-31
    days on market $1 Active 117 DOM
15. 2026-05-30
    days on market $1 Active 116 DOM
16. 2026-02-03
    listed $1 New Listing

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $9,875
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$790
• − Management: −$790
• − Depreciation: −$0
• Taxable income: $8,295
• Est. tax owed @ 24.0%: −$1,991
• After-tax cash flow: $5,810/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: Dardanelle School District
• NCES district ID: 0504930
• Math proficiency: 44% ▼ -10.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $37,940
• Composite: 35.85/100
• National rank: #4819
• State rank: #52 of 238 in AR

Livability — Dardanelle

• Score: 70/100
• State rank: #56
• US rank: #7782

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,908

Population outlook (Yell County) Hauer SSP2

• Today (2025): 20,438 people
• By 2030: 19,561 · -4.3%
• By 2040: 17,654 · -13.6%
• By 2050: 15,569 · -23.8%
• By 2075: 10,746 · -47.4%
• By 2100: 6,907 · -66.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 24% Two or more races 4% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 3% Slovak 2% Iranian 2%
• Foreign-born: 10% · Canada
• Languages at home: 79% English-only · Spanish 20% Other Asian/Pacific 1%

Political lean MEDSL · Yell

• 2024 margin: Solid R (+60.7) · D 18.7% · R 79.5% · Other 1.8%
• 2008→2024 swing: -30.8pp toward R · 2008: -29.9pp · 2024: -60.7pp
• All cycles: 2024: R+60.7 2020: R+58.5 2016: R+49.0 2012: R+38.9 2008: R+29.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.34%
• Current HPI: 168.0553
• 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