709 Owl Dr · Horseshoe Bend, AR 72512

$79,900

2 bd · 1.0 ba · 1,137 sqft · SingleFamily public records · 109 Days on market

Built 1973 0.80 ac lot Est $135k · 41% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This inviting 2 bedroom, 1.5 bath home offers the perfect blend of convenience and privacy. Located just minutes from town, it feels wonderfully secluded thanks to its quiet setting and spacious double lot. Featuring a new durable metal roof and a fenced backyard ideal for your fur babies, this property has fantastic potential. With a few updates, it could shine as a cozy starter home, a smart rental investment, or a comfortable retirement retreat. Additional highlights include: • Oversized yard on two lots • Extra room for additional bedroom, storage or projects• Room to personalize • Peaceful surroundings with easy access to amenities If you're looking for a property with room to grow and the chance to make it your own, this one is full of opportunity.

Key facts

• Oversized yard
• Double lot
• Extra room

Tags

• DOUBLE LOT
• FENCED BACKYARD
• OVERSIZED YARD
• EXTRA ROOM
• PEACEFUL SURROUNDINGS

Property features AI

Finance

• Other: Approx. 0.8 acre lot
• Financial info: Financing available: Conventional loans, cash purchase, in-house financing

Exterior

• Parking: 1 car parking
• Utilities: Public water; Septic system; Satellite TV available
• Home design: Single-family property; Located in Pioneer Park subdivision; Facing direction not specified; Entry level not specified
• Construction: Metal/Vinyl siding; Metal roof; Crawl space foundation; Built year not specified
• Exterior features: Patio; Deck; Paved road access; Level lot in subdivision

Interior

• Kitchen: Electric range; Dishwasher
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central electric heat; Window air conditioning units
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Sheetrock walls/ceilings
• Laundry & utility: Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $515 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 6.1% in Horseshoe Bend — 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 64/100 on livability (#183 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools F, amenities F, commute F.
• Izard CountyConsolidated School District (rural): math 27% / reading 29% proficiency, ranked #171 of 238 in AR (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 442 active listings in the ZIP; 6 units permitted in Izard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Izard County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago 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.

Recommended offer $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-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: 1.69% ✓
• Cap rate: 14.03%
• Cash-on-cash: 27.63%
• DSCR: 2.23
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $135,303
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1513 Mockingbird Ln	0.11mi	2/1.0	1,024 (-10%)	22mo	$105,000	$103	60
604 N Bend Dr	0.75mi	3/2.0 (+1)	1,290 (+14%)	3mo	$153,000	$119	31

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: 21.7%
• Equity multiple: 1.89×
• Total profit: $19,886
• Equity at exit: $11,913

10-year hold

• IRR: 29.8%
• Equity multiple: 3.67×
• Total profit: $59,651
• Equity at exit: $6,908

Cash invested: $22,372 (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 72512

• Home prices YoY: -8.3%
• Active inventory: 442
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,351 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $515

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 57%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $79,900 Active 109 DOM
2. 2026-06-18
   days on market $79,900 Active 108 DOM
3. 2026-06-17
   days on market $79,900 Active 107 DOM
4. 2026-06-16
   days on market $79,900 Active 106 DOM
5. 2026-06-15
   days on market $79,900 Active 105 DOM
6. 2026-06-14
   days on market $79,900 Active 103 DOM
7. 2026-06-13
   days on market $79,900 Active 102 DOM
8. 2026-06-09
   days on market $79,900 Active 99 DOM
9. 2026-06-08
   days on market $79,900 Active 98 DOM
10. 2026-06-07
    days on market $79,900 Active 97 DOM
11. 2026-06-04
    days on market $79,900 Active 93 DOM
12. 2026-06-02
    days on market $79,900 Active 92 DOM
13. 2026-06-01
    days on market $79,900 Active 91 DOM
14. 2026-05-31
    days on market $79,900 Active 90 DOM
15. 2026-05-31
    days on market $79,900 Active 89 DOM
16. 2026-02-27
    listed $79,900 New Listing

    Show marketing remark (787 chars)

    This inviting 2 bedroom, 1.5 bath home offers the perfect blend of convenience and privacy. Located just minutes from town, it feels wonderfully secluded thanks to its quiet setting and spacious double lot. Featuring a new durable metal roof and a fenced backyard ideal for your fur babies, this property has fantastic potential. With a few updates, it could shine as a cozy starter home, a smart rental investment, or a comfortable retirement retreat. Additional highlights include: • Oversized yard on two lots • Extra room for additional bedroom, storage or projects• Room to personalize • Peaceful surroundings with easy access to amenities If you're looking for a property with room to grow and the chance to make it your own, this one is full of opportunity.

17. 2026-02-27
    listed $79,900 Active 787-char remark

    Show marketing remark (787 chars)

    This inviting 2 bedroom, 1.5 bath home offers the perfect blend of convenience and privacy. Located just minutes from town, it feels wonderfully secluded thanks to its quiet setting and spacious double lot. Featuring a new durable metal roof and a fenced backyard ideal for your fur babies, this property has fantastic potential. With a few updates, it could shine as a cozy starter home, a smart rental investment, or a comfortable retirement retreat. Additional highlights include: • Oversized yard on two lots • Extra room for additional bedroom, storage or projects• Room to personalize • Peaceful surroundings with easy access to amenities If you're looking for a property with room to grow and the chance to make it your own, this one is full of opportunity.

18. 2026-01-02
    historical
19. 2025-11-13
    price $120,000
20. 2025-10-13
    price $126,500
21. 2025-09-30
    listed $128,000 New Listing
22. 2021-09-02
    soldstatus $79,500
23. 2021-08-27
    soldstatus $79,500 Sold
24. 2021-08-06
    status Under Contract
25. 2021-07-19
    historical
26. 2021-07-13
    listed $79,500 New Listing
27. 2015-11-20
    historical
28. 2015-06-03
    listed $54,900 Active
29. 2005-09-20
    soldstatus $24,000

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $16,213
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$2,324
• Taxable income: $5,221
• Est. tax owed @ 24.0%: −$1,253
• After-tax cash flow: $4,929/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: Izard CountyConsolidated School District
• NCES district ID: 0500021
• Math proficiency: 27% ▼ -15.00%
• Reading proficiency: 29% ▼ -16.00%
• Median HH income: $30,245
• Composite: 22.66/100
• National rank: #8047
• State rank: #171 of 238 in AR

Livability — Horseshoe Bend

• Score: 64/100
• State rank: #183
• US rank: #14584

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Horseshoe Bend, AR
• City population: 2,458
• Population (ZIP): 2,458

Population outlook (Izard County) Hauer SSP2

• Today (2025): 13,018 people
• By 2030: 12,761 · -2.0%
• By 2040: 12,331 · -5.3%
• By 2050: 12,041 · -7.5%
• By 2075: 11,516 · -11.5%
• By 2100: 10,549 · -19.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 11% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Lithuanian 4% Serbian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Izard

• 2024 margin: Solid R (+65.9) · D 16.0% · R 81.9% · Other 2.1%
• 2008→2024 swing: -39.1pp toward R · 2008: -26.9pp · 2024: -65.9pp
• All cycles: 2024: R+65.9 2020: R+62.1 2016: R+54.3 2012: R+37.8 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.58%
• Current HPI: 184.0807
• 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

+232.9% since first listed

14 events — show timeline

• 2026-02-27 Listed $79,900 Batesville
• 2026-02-27 Listed $79,900 CARMLS
• 2026-01-02 Listing Removed — CARMLS
• 2025-11-13 Price Changed $120,000 CARMLS
• 2025-10-13 Price Changed $126,500 CARMLS
• 2025-09-30 Listed $128,000 CARMLS
• 2021-09-02 Sold (Public Records) $79,500 Public Records
• 2021-08-27 Sold (MLS) $79,500 CARMLS
• 2021-08-06 Pending — CARMLS
• 2021-07-19 Listing Removed — CARMLS
• 2021-07-13 Listed $79,500 CARMLS
• 2015-11-20 Listing Removed — CARMLS
• 2015-06-03 Listed $54,900 CARMLS
• 2005-09-20 Sold (Public Records) $24,000 Public Records

Property tax history

-6.7%/yr

Latest (2025): $57 · +0.0% YoY. Source: county tax records.