781 Sawmill Rd · Mountain View, AR 72560

$125,000

3 bd · 1.0 ba · 1,984 sqft · SingleFamily public records · 209 Days on market

2.75 ac lot $63/sqft · 57% below area ↓ 17% since listing

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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 +17.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +4.7/10.0
• Schools +3.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you like underground homes, here's just the one for you. 3 bd, 2 bath home with a western feel. The bedrooms are large, 1 is a master suite with a large walk in closet. There is a laundry room. A roomy 2.75 acres for you to have a garden, and chickens for the chicken coop and a dog pen. The back yard has a 5 ft fence around it with 2 gates. There are 2 small older 8x10 outbuildings and a 18x20 closed in carport with a concrete floor and another 18x20 building with power. Plenty of space to store your tools and toys and a large front yard for the kids to play in. This home is being sold "AS IS".

Key facts

• Master suite
• Laundry room
• 2.75 acres

Tags

• MASTER SUITE
• WALK IN CLOSET
• LAUNDRY ROOM
• 2.75 ACRES
• CHICKEN COOP
• DOG PEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (2.8% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 2.5% in Mountain View — 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 58/100 on livability (#316 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools D-, crime D-, amenities F.
• Mountain View School District (rural): math 34% / reading 41% proficiency, ranked #107 of 238 in AR (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 164 active listings in the ZIP; 2 units permitted in Stone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Stone County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 209 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 209 days. Have you received any prior offers? Is the seller open to a 12% 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. Crime grade is D 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.97% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.28%
• DSCR: 1.15
• GRM: 8.6

CMA / ARV

• ARV (median comp): $287,921
• List price: $125,000
• Delta: -56.59%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Tollie Kay Ln	0.58mi	4/2.5 (+1)	1,914 (-4%)	11mo	$240,000	$125	47

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: -11.1%
• Equity multiple: 0.60×
• Total profit: $-14,147
• Equity at exit: $18,638

10-year hold

• IRR: -1.8%
• Equity multiple: 0.87×
• Total profit: $-4,402
• Equity at exit: $10,808

Cash invested: $35,000 (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 72560

• Home prices YoY: -23.2%
• Active inventory: 164
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,215 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $96

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 87%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $125,000 Active 209 DOM
2. 2026-06-18
   days on market $125,000 Active 208 DOM
3. 2026-06-17
   days on market $125,000 Active 207 DOM
4. 2026-06-16
   days on market $125,000 Active 206 DOM
5. 2026-06-15
   days on market $125,000 Active 205 DOM
6. 2026-06-14
   days on market $125,000 Active 203 DOM
7. 2026-06-12
   days on market $125,000 Active 202 DOM
8. 2026-06-09
   days on market $125,000 Active 199 DOM
9. 2026-06-08
   days on market $125,000 Active 198 DOM
10. 2026-06-07
    days on market $125,000 Active 197 DOM
11. 2026-06-07
    days on market $125,000 Active 196 DOM
12. 2026-06-02
    days on market $125,000 Active 192 DOM
13. 2026-06-01
    days on market $125,000 Active 191 DOM
14. 2026-05-31
    days on market $125,000 Active 190 DOM
15. 2026-05-30
    days on market $125,000 Active 189 DOM
16. 2026-05-06
    price $125,000 615-char remark

    Show marketing remark (615 chars)

    If you like underground homes, here's just the one for you. 3 bd, 2 bath home with a western feel. The bedrooms are large, 1 is a master suite with a large walk in closet. There is a laundry room. A roomy 2.75 acres for you to have a garden, and chickens for the chicken coop and a dog pen. The back yard has a 5 ft fence around it with 2 gates. There are 2 small older 8x10 outbuildings and a 18x20 closed in carport with a concrete floor and another 18x20 building with power. Plenty of space to store your tools and toys and a large front yard for the kids to play in. This home is being sold "AS IS".

17. 2026-01-16
    price $145,000 615-char remark

    Show marketing remark (615 chars)

    If you like underground homes, here's just the one for you. 3 bd, 2 bath home with a western feel. The bedrooms are large, 1 is a master suite with a large walk in closet. There is a laundry room. A roomy 2.75 acres for you to have a garden, and chickens for the chicken coop and a dog pen. The back yard has a 5 ft fence around it with 2 gates. There are 2 small older 8x10 outbuildings and a 18x20 closed in carport with a concrete floor and another 18x20 building with power. Plenty of space to store your tools and toys and a large front yard for the kids to play in. This home is being sold "AS IS".

18. 2025-11-21
    listed $150,000 New Listing 615-char remark

    Show marketing remark (615 chars)

    If you like underground homes, here's just the one for you. 3 bd, 2 bath home with a western feel. The bedrooms are large, 1 is a master suite with a large walk in closet. There is a laundry room. A roomy 2.75 acres for you to have a garden, and chickens for the chicken coop and a dog pen. The back yard has a 5 ft fence around it with 2 gates. There are 2 small older 8x10 outbuildings and a 18x20 closed in carport with a concrete floor and another 18x20 building with power. Plenty of space to store your tools and toys and a large front yard for the kids to play in. This home is being sold "AS IS".

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $14,574
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$3,636
• Taxable loss: −$896
• Est. tax savings @ 24.0%: +$215
• After-tax cash flow: $1,363/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: Mountain View School District
• NCES district ID: 0510200
• Math proficiency: 34% ▼ -20.00%
• Reading proficiency: 41% ▼ -13.00%
• Median HH income: $31,281
• Composite: 30.61/100
• National rank: #6192
• State rank: #107 of 238 in AR

Livability — Mountain View

• Score: 58/100
• State rank: #316
• US rank: #20958

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,650
• Population (ZIP): 7,650

Population outlook (Stone County) Hauer SSP2

• Today (2025): 12,440 people
• By 2030: 12,372 · -0.5%
• By 2040: 12,081 · -2.9%
• By 2050: 11,628 · -6.5%
• By 2075: 10,863 · -12.7%
• By 2100: 9,420 · -24.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 3% Native American 1%
• Common ancestry: Slovak 4% Iranian 3% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Stone

• 2024 margin: Solid R (+61.7) · D 18.1% · R 79.7% · Other 2.2%
• 2008→2024 swing: -25.3pp toward R · 2008: -36.4pp · 2024: -61.7pp
• All cycles: 2024: R+61.7 2020: R+57.9 2016: R+52.3 2012: R+45.2 2008: R+36.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.20%
• Current HPI: 159.8996
• 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

-16.7% since first listed

3 events — show timeline

• 2026-05-06 Price Changed $125,000 CARMLS
• 2026-01-16 Price Changed $145,000 CARMLS
• 2025-11-21 Listed $150,000 CARMLS

Property tax history

-29.7%/yr

Latest (2025): $6 · -94.2% YoY. Source: county tax records.