109 Wampum Cir · Rockwell, AR 71913

$69,900

1 bd · 1.0 ba · 650 sqft · SingleFamily · 70 Days on market

Built 2018 Fair condition 9,147 sqft lot $108/sqft · 75% below area

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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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to own a cozy one-bedroom, one-bath home just minutes from Lake Hamilton. Perfect for investors or weekend getaway. Water and electric on site (not currently connected). With a little vison, this home could be transformed into a great income producing property. Don't miss your chance to invest!

Key facts

• 9,147 sq ft lot
• 3 parking spots
• Built 2018

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($944 rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 1.4% in Rockwell — 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 68/100 on livability (#81 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools D-, amenities F.
• Lake Hamilton School District (rural): math 41% / reading 43% proficiency, ranked #54 of 238 in AR (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.4%/yr); 986 active listings in the ZIP; 117 units permitted in Garland County in 2024 (24 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Garland County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 6.4% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

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 $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 1.35% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.10%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

• ARV (median comp): $280,791
• List price: $69,900
• Delta: -75.11%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.43% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.45×
• Total profit: $8,784
• Equity at exit: $10,422

10-year hold

• IRR: 22.6%
• Equity multiple: 3.25×
• Total profit: $44,083
• Equity at exit: $6,044

Cash invested: $19,572 (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 71913

• Home prices YoY: -33.9%
• Rents YoY: 6.4%
• Active inventory: 986
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $944 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $263

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 67%

Sensitivity live

Price	-10% $311	-5% $287	+0% $263	+5% $238	+10% $214
Rent	-10% $188	-5% $225	+0% $263	+5% $300	+10% $337
Rate	-1.0pp $298	-0.5pp $280	base $263	+0.5pp $245	+1.0pp $226

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $69,900 Active 70 DOM
2. 2026-06-18
   days on market $69,900 Active 69 DOM
3. 2026-06-17
   days on market $69,900 Active 68 DOM
4. 2026-06-16
   days on market $69,900 Active 67 DOM
5. 2026-06-15
   days on market $69,900 Active 66 DOM
6. 2026-06-14
   days on market $69,900 Active 64 DOM
7. 2026-06-13
   days on market $69,900 Active 63 DOM
8. 2026-06-10
   days on market $69,900 Active 61 DOM
9. 2026-06-09
   days on market $69,900 Active 60 DOM
10. 2026-06-08
    days on market $69,900 Active 59 DOM
11. 2026-06-07
    days on market $69,900 Active 58 DOM
12. 2026-06-05
    days on market $69,900 Active 55 DOM
13. 2026-06-03
    days on market $69,900 Active 54 DOM
14. 2026-06-02
    days on market $69,900 Active 53 DOM
15. 2026-06-01
    days on market $69,900 Active 52 DOM
16. 2026-05-31
    days on market $69,900 Active 51 DOM
17. 2026-05-30
    days on market $69,900 Active 50 DOM
18. 2026-04-10
    listed $69,900 Active 313-char remark

    Show marketing remark (313 chars)

    Great opportunity to own a cozy one-bedroom, one-bath home just minutes from Lake Hamilton. Perfect for investors or weekend getaway. Water and electric on site (not currently connected). With a little vison, this home could be transformed into a great income producing property. Don't miss your chance to invest!

19. 2026-04-03
    listed $69,900 New Listing 313-char remark

    Show marketing remark (313 chars)

    Great opportunity to own a cozy one-bedroom, one-bath home just minutes from Lake Hamilton. Perfect for investors or weekend getaway. Water and electric on site (not currently connected). With a little vison, this home could be transformed into a great income producing property. Don't miss your chance to invest!

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $11,327
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$906
• − Management: −$906
• − Depreciation: −$2,033
• Taxable income: $2,168
• Est. tax owed @ 24.0%: −$520
• After-tax cash flow: $2,631/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations, including repairs to the siding, foundation, and HVAC system, as well as maintenance to the windows and electrical panel. With these updates, it has the potential to become a move-in-ready property with increased resale and rental value.

Repairs flagged

• Major siding — The siding is peeling and needs replacement.
• Major foundation — The foundation is visibly settling and needs repair.
• Major HVAC system — No visible HVAC system, indicating a need for replacement or repair.
• Major electrical panel — Exposed electrical panel indicates potential electrical issues that need addressing.
• Minor windows — The windows need cleaning and minor repairs to the frames.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance and value.
• Resale Replace siding — New siding will improve the home's curb appeal and increase its value.
• Both Install HVAC system — A new HVAC system will improve comfort and energy efficiency, benefiting both resale and rental value.
• Resale Repair foundation — A repaired foundation will increase the home's structural integrity and appeal to potential buyers.
• Both Landscaping — Landscaping will enhance the home's curb appeal and increase its rental value by making it more attractive to tenants.
• Resale Replace windows — New windows will improve energy efficiency and the home's overall appearance, increasing its resale value.
• Both Replace electrical panel — A new electrical panel will improve the home's safety and energy efficiency, benefiting both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · The siding is peeling and needs replacement.	Major	$15,000–50,000
foundation · The foundation is visibly settling and needs repair.	Major	$15,000–50,000
HVAC system · No visible HVAC system, indicating a need for replacement or repair.	Major	$15,000–50,000
electrical panel · Exposed electrical panel indicates potential electrical issues that need addressing.	Major	$15,000–50,000
windows · The windows need cleaning and minor repairs to the frames.	Minor	$500–3,000
Total estimated repair cost · 5 items		$60,500–203,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance and value. ↑
• Resale Replace siding — New siding will improve the home's curb appeal and increase its value. ↑
• Both Install HVAC system — A new HVAC system will improve comfort and energy efficiency, benefiting both resale and rental value. ↑
• Resale Repair foundation — A repaired foundation will increase the home's structural integrity and appeal to potential buyers. ↑
• Both Landscaping — Landscaping will enhance the home's curb appeal and increase its rental value by making it more attractive to tenants. ↑
• Resale Replace windows — New windows will improve energy efficiency and the home's overall appearance, increasing its resale value. ↑
• Both Replace electrical panel — A new electrical panel will improve the home's safety and energy efficiency, benefiting both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lake Hamilton School District
• NCES district ID: 0508610
• Math proficiency: 41% ▼ -15.00%
• Reading proficiency: 43% ▼ -7.00%
• Median HH income: $46,223
• Composite: 35.79/100
• National rank: #4834
• State rank: #54 of 238 in AR

Livability — Rockwell

• Score: 68/100
• State rank: #81
• US rank: #9175

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Garland County · 76,414 people
• Metro: Hot Springs, AR
• Population (ZIP): 47,477
• Household income: $56,010
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 1442.0

Population outlook (Garland County) Hauer SSP2

• Today (2025): 100,343 people
• By 2030: 101,880 · +1.5%
• By 2040: 104,804 · +4.4%
• By 2050: 107,292 · +6.9%
• By 2075: 113,182 · +12.8%
• By 2100: 112,247 · +11.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 8% Black 8% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 7% Other Indo-European 1%

Political lean MEDSL · Garland

• 2024 margin: Solid R (+36.2) · D 30.8% · R 67.0% · Other 2.2%
• 2008→2024 swing: -11.3pp toward R · 2008: -25.0pp · 2024: -36.2pp
• All cycles: 2024: R+36.2 2020: R+34.0 2016: R+34.1 2012: R+29.9 2008: R+25.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -137.67%
• Current HPI: 268.5228
• Rent YoY: ▲ 6.43%
• Metro: Hot Springs, 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

+0.0% since first listed

2 events — show timeline

• 2026-04-10 Listed $69,900 HSBOR
• 2026-04-03 Listed $69,900 CARMLS