14159 New Hope Rd · Omaha, AR 72662

$98,700

1 bd · 1.0 ba · 496 sqft · SingleFamily · 176 Days on market

Built 2017 15 ac lot $199/sqft · 60% below area

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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).

• Appreciation +10.0/10.0
• Cash flow +9.1/30.0
• ARV discount +7.5/15.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• 1% rule +2.8/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Private Tiny house living or deer hunters' paradise! This 12 x 28 tiny home cabin has a 10 x 12 loft bedroom and also an 8 x 12 loft for storage. Equipped with a wood stove to keep you warm and toasty. Secluded location tucked away on the side of a hill provides you with the peace and quiet while you are waiting on that big buck to walk up. Currently operating off a water catchment system but seller has been told that Omaha will provide a water tap for this property. Seller believes there is a septic on the property but currently there is a composting toilet in operation. There is a long range cleared to sight in your bow to make sure you are ready for when that big boy comes along. Property is selling "AS-IS. "

Key facts

• Composting toilet
• Wood stove
• Secluded location

Tags

• TINY HOME CABIN
• LOFT BEDROOM
• WOOD STOVE
• SECLUDED LOCATION
• WATER CATCHMENT SYSTEM
• COMPOSTING TOILET

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $-75 ($-901/yr) — negative.
• To cash-flow at today's rent, offer at most $88k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $77k (22.1% below list).
• Recommended offer: $77k (22.1% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 2.2% in Omaha — 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 59/100 on livability (#277 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D, crime F.
• Omaha School District (rural): math 34% / reading 39% proficiency, ranked #108 of 238 in AR (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 81 active listings in the ZIP; 92 units permitted in Boone County in 2024 (72 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($682 loan paydown + $10k appreciation (10.0% local appreciation)).
• Boone County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 176 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $99k implies a 517% gain — meaningful room to come down on a strong offer.

Recommended offer $76,839 (22.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 176 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.26%
• DSCR: 0.85
• GRM: 10.7

CMA / ARV

• ARV (median comp): $245,826
• List price: $98,700
• Delta: -59.85%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 2.77×
• Total profit: $48,985
• Equity at exit: $88,917

10-year hold

• IRR: 19.8%
• Equity multiple: 6.36×
• Total profit: $148,036
• Equity at exit: $191,752

Cash invested: $27,636 (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 72662

• Home prices YoY: 15.1%
• Active inventory: 81
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $768 medium
• Mortgage (P&I): −$518
• Tax est. 1.5%: −$123 /mo · $1,480/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$161
• Net cashflow: $-75

Break-even live

Break-even rent $863

Max offer price $87,838

Occupancy floor —

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: $24,675
• Closing costs: $2,961
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-01-07
   price $98,700 731-char remark

   Show marketing remark (731 chars)

   Private Tiny house living or deer hunters' paradise! This 12 x 28 tiny home cabin has a 10 x 12 loft bedroom and also an 8 x 12 loft for storage. Equipped with a wood stove to keep you warm and toasty. Secluded location tucked away on the side of a hill provides you with the peace and quiet while you are waiting on that big buck to walk up. Currently operating off a water catchment system but seller has been told that Omaha will provide a water tap for this property. Seller believes there is a septic on the property but currently there is a composting toilet in operation. There is a long range cleared to sight in your bow to make sure you are ready for when that big boy comes along. Property is selling "AS-IS. "

2. 2025-12-02
   listed $104,777 Active 731-char remark

   Show marketing remark (731 chars)

   Private Tiny house living or deer hunters' paradise! This 12 x 28 tiny home cabin has a 10 x 12 loft bedroom and also an 8 x 12 loft for storage. Equipped with a wood stove to keep you warm and toasty. Secluded location tucked away on the side of a hill provides you with the peace and quiet while you are waiting on that big buck to walk up. Currently operating off a water catchment system but seller has been told that Omaha will provide a water tap for this property. Seller believes there is a septic on the property but currently there is a composting toilet in operation. There is a long range cleared to sight in your bow to make sure you are ready for when that big boy comes along. Property is selling "AS-IS. "

3. 2016-10-27
   soldstatus $16,000 162-char remark

   Show marketing remark (162 chars)

   Great wooded tract for your new home! This 14.63-acre tract has county road access, electric on the property, city water available, privacy, and lots of wildlife.

4. 2016-06-07
   listed $17,000 162-char remark

   Show marketing remark (162 chars)

   Great wooded tract for your new home! This 14.63-acre tract has county road access, electric on the property, city water available, privacy, and lots of wildlife.

ⓘ 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 4/10 Moderate 5 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $9,221
• − Mortgage interest: −$5,529
• − Property taxes: −$1,480
• − Insurance: −$494
• − Repairs & maintenance: −$738
• − Management: −$738
• − Depreciation: −$2,871
• Taxable loss: −$2,629
• Est. tax savings @ 24.0%: +$631
• After-tax cash flow: $-270/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: Omaha School District
• NCES district ID: 0510920
• Math proficiency: 34% ▼ -13.00%
• Reading proficiency: 39% ▼ -13.00%
• Median HH income: $39,672
• Composite: 30.59/100
• National rank: #6198
• State rank: #108 of 238 in AR

Livability — Omaha

• Score: 59/100
• State rank: #277
• US rank: #19624

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,935

Population outlook (Boone County) Hauer SSP2

• Today (2025): 37,238 people
• By 2030: 36,808 · -1.2%
• By 2040: 35,597 · -4.4%
• By 2050: 34,197 · -8.2%
• By 2075: 30,503 · -18.1%
• By 2100: 25,797 · -30.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Slovak 7% Lithuanian 4% Serbian 3%

Political lean MEDSL · Boone

• 2024 margin: Solid R (+65.0) · D 16.7% · R 81.6% · Other 1.7%
• 2008→2024 swing: -25.3pp toward R · 2008: -39.7pp · 2024: -65.0pp
• All cycles: 2024: R+65.0 2020: R+61.9 2016: R+58.5 2012: R+48.0 2008: R+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 39.20%
• Current HPI: 298.4054
• 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

+480.6% since first listed

4 events — show timeline

• 2026-01-07 Price Changed $98,700 NWARMLS
• 2025-12-02 Listed $104,777 NWARMLS
• 2016-10-27 Sold (MLS) $16,000 NWARMLS
• 2016-06-07 Listed $17,000 NWARMLS

Property tax history

+4.5%/yr

Latest (2025): $107 · +0.0% YoY. Source: county tax records.