12924 Shaffer Rd · Lost Bridge Village, AR 72732

$250,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 10 Days on market

Built 1972 1.80 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.8/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Fixer-upper with major potential near Beaver Lake! This 2 bed, 1 bath home sits on 1.8 wooded acres in Garfield, with Beaver Lake just 3 minutes away in either direction. Lost Bridge Marina is only 5 miles out, and Beaver Lake Sailing Club is 7 miles down the road. Also nearby: Pea Ridge National Military Park (15 min) and Eureka Springs (20 miles). The home features a functional layout with laundry in the basement, a large circular drive, and an expansive 1,800 sq ft deck needing TLC—perfect for outdoor living with the right touch. Sold as-is, where-is, with no seller disclosure. Whether you’re looking to renovate, invest, or build equity in a peaceful setting close to nature and water recreation, this is a rare chance to make it your own.

Key facts

• Remodeled interior
• Beaver lake
• Circular drive

Tags

• WOODED ACRES
• BEAVER LAKE
• REMODELED INTERIOR
• BASEMENT BONUS ROOM
• CIRCULAR DRIVE
• EXPANSIVE DECK

Property features AI

Finance

• HOA & community: Monthly association fee; Community includes lake access/features

Exterior

• Parking: Aggregate circular driveway and additional driveway
• Utilities: Electricity available; Propane; Well water; Septic (septic tank)
• Home design: Two-story home; Faces west; Crawlspace foundation
• Construction: Concrete construction; Architectural shingle roof; Property more than 25 years old
• Exterior features: Deck; Storage; Cleared, level and sloped areas; Wooded areas; Views of Beaver Lake; Public road frontage

Interior

• Kitchen: Countertop; Dishwasher; Electric oven; Electric range; Plumbed for ice maker
• Bedrooms: Two main-level bedrooms (approx. 12' x 10' and 12'4" x 10')
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fan(s); Programmable thermostat; Workshop
• Laundry & utility: Washer hookup; Dryer hookup; Propane water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $3k ($35k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $250k).
• Cap rate 20.5% vs local median 2.8% in Lost Bridge Village — 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 57/100 on livability (#348 in AR) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime B+, employment B; Watch: cost of living C-, schools F, amenities F.
• Rogers School District (urban): math 45% / reading 45% proficiency, ranked #31 of 238 in AR (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 129 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($2k loan paydown + $19k appreciation (7.6% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.6% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $150k; list at $250k implies a 67% gain — meaningful room to come down on a strong offer.

Recommended offer $250,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.24% ✓
• Cap rate: 20.47%
• Cash-on-cash: 50.63%
• DSCR: 3.25
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 61.3%
• Equity multiple: 5.07×
• Total profit: $284,791
• Equity at exit: $183,294

10-year hold

• IRR: 56.8%
• Equity multiple: 10.80×
• Total profit: $686,314
• Equity at exit: $357,683

Cash invested: $70,000 (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 72732

• Home prices YoY: 2.1%
• Active inventory: 129
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $5,605 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$59 /mo · $710/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,177
• Net cashflow: $2,954

Break-even live

Break-even rent $1,866

Max offer price $250,000

Occupancy floor 42%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11889 White Oak Dr Unit 1221899P Garfield, AR	3.0	2.0	1280	$5,605	$4.38	43d	1	1.36mi

Listing history 7 events

1. 2026-05-04
   status Pending
2. 2026-04-24
   listed $250,000 Active
3. 2025-07-09
   soldstatus $150,000
4. 2025-07-07
   soldstatus $150,000 Closed 762-char remark

   Show marketing remark (762 chars)

   Fixer-upper with major potential near Beaver Lake! This 2 bed, 1 bath home sits on 1.8 wooded acres in Garfield, with Beaver Lake just 3 minutes away in either direction. Lost Bridge Marina is only 5 miles out, and Beaver Lake Sailing Club is 7 miles down the road. Also nearby: Pea Ridge National Military Park (15 min) and Eureka Springs (20 miles). The home features a functional layout with laundry in the basement, a large circular drive, and an expansive 1,800 sq ft deck needing TLC—perfect for outdoor living with the right touch. Sold as-is, where-is, with no seller disclosure. Whether you’re looking to renovate, invest, or build equity in a peaceful setting close to nature and water recreation, this is a rare chance to make it your own.

5. 2025-06-04
   status Pending 762-char remark

   Show marketing remark (762 chars)

   Fixer-upper with major potential near Beaver Lake! This 2 bed, 1 bath home sits on 1.8 wooded acres in Garfield, with Beaver Lake just 3 minutes away in either direction. Lost Bridge Marina is only 5 miles out, and Beaver Lake Sailing Club is 7 miles down the road. Also nearby: Pea Ridge National Military Park (15 min) and Eureka Springs (20 miles). The home features a functional layout with laundry in the basement, a large circular drive, and an expansive 1,800 sq ft deck needing TLC—perfect for outdoor living with the right touch. Sold as-is, where-is, with no seller disclosure. Whether you’re looking to renovate, invest, or build equity in a peaceful setting close to nature and water recreation, this is a rare chance to make it your own.

6. 2025-05-29
   listed $150,000 Active 762-char remark

   Show marketing remark (762 chars)

   Fixer-upper with major potential near Beaver Lake! This 2 bed, 1 bath home sits on 1.8 wooded acres in Garfield, with Beaver Lake just 3 minutes away in either direction. Lost Bridge Marina is only 5 miles out, and Beaver Lake Sailing Club is 7 miles down the road. Also nearby: Pea Ridge National Military Park (15 min) and Eureka Springs (20 miles). The home features a functional layout with laundry in the basement, a large circular drive, and an expansive 1,800 sq ft deck needing TLC—perfect for outdoor living with the right touch. Sold as-is, where-is, with no seller disclosure. Whether you’re looking to renovate, invest, or build equity in a peaceful setting close to nature and water recreation, this is a rare chance to make it your own.

7. 2001-06-27
   soldstatus $55,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $710 · $59/mo
• Projected year-2 tax: $1,600 · $133/mo
• Expected delta: +$890/yr (+$74/mo · 125.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥105°F today · 19 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: $67,260
• − Mortgage interest: −$14,004
• − Property taxes: −$710
• − Insurance: −$1,250
• − Repairs & maintenance: −$5,381
• − Management: −$5,381
• − Depreciation: −$7,273
• Taxable income: $33,262
• Est. tax owed @ 24.0%: −$7,983
• After-tax cash flow: $27,460/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: Rogers School District
• NCES district ID: 0511970
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $51,712
• Composite: 38.81/100
• National rank: #4113
• State rank: #31 of 238 in AR

Livability — Lost Bridge Village

• Score: 57/100
• State rank: #348
• US rank: #21912

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,493

Population outlook (Benton County) Hauer SSP2

• Today (2025): 318,683 people
• By 2030: 353,481 · +10.9%
• By 2040: 425,280 · +33.4%
• By 2050: 497,239 · +56.0%
• By 2075: 662,114 · +107.8%
• By 2100: 776,431 · +143.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 65% Two or more races 27% Hispanic / Latino 11% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Danish 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Benton

• 2024 margin: Strong R (+27.0) · D 35.2% · R 62.1% · Other 2.7%
• 2008→2024 swing: +9.6pp toward D · 2008: -36.5pp · 2024: -27.0pp
• All cycles: 2024: R+27.0 2020: R+26.4 2016: R+34.9 2012: R+40.4 2008: R+36.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.61%
• Current HPI: 368.3932
• 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

+354.5% since first listed

7 events — show timeline

• 2026-05-04 Pending — NWARMLS
• 2026-04-24 Listed $250,000 NWARMLS
• 2025-07-09 Sold (Public Records) $150,000 Public Records
• 2025-07-07 Sold (MLS) $150,000 NWARMLS
• 2025-06-04 Pending — NWARMLS
• 2025-05-29 Listed $150,000 NWARMLS
• 2001-06-27 Sold (Public Records) $55,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $710 · -11.7% YoY. Source: county tax records.