205 Highway 291 · Traskwood, AR 72167

$69,900

4 bd · 2.0 ba · 1,954 sqft · SingleFamily public records · 34 Days on market

Built 1959 0.49 ac lot $36/sqft · 73% below area

---

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
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• Schools +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Hello Investors! This is a great opportunity to purchase a fixer-upper that is spacious, with 4 bedrooms and 2 bathrooms. This home includes 1959 sq ft, and with some TLC has potential! This property is located in the Glen Rose School District. The HVAC is 6 years old and the hot water tank is 12 years old. PROPERTY IS SOLD "AS IS. " Second bathroom has the water shut off to it. Cash or conventional financing only. AGENTS PLEASE REVIEW REMARKS

Key facts

• Hvac is 6 years old
• Detached
• 0.49 acre lot

Tags

• GLEN ROSE SCHOOL DISTRICT
• HVAC IS 6 YEARS OLD
• HOT WATER TANK IS 12 YEARS OLD
• DETACHED

Property features AI

Finance

• Financial info: Financing accepted: Cash, in-house financing, conventional loan

Exterior

• Parking: 3-car parking
• Utilities: Septic; Public water; Municipal electric (Entergy); Natural gas; Fiber internet available
• Home design: Brick exterior
• Construction: Composition roof; Piers foundation
• Exterior features: Outside storage area; RV parking; Paved road access; Level, rural lot; Inside city limits

Interior

• Kitchen: Gas range; Dishwasher; Refrigerator stays; Ice maker connection
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat (natural gas); Central electric cooling
• Interior features: Den/Family Room; Washer connection; Gas dryer connection; Paneling on walls/ceilings
• Laundry & utility: Washer connection; Gas dryer connection

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $583 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#332 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime F, amenities F, commute F.
• Glen Rose School District (rural): math 42% / reading 33% proficiency, ranked #84 of 238 in AR (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Glen Rose High School (math 32% / reading 22%, grade F, #164 of 292 statewide, top 61%, 304 students, 34% FRL).
• Market conditions: 4 active listings in the ZIP; 446 units permitted in Saline County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($483 loan paydown + $3k appreciation (4.4% local appreciation)).
• Saline County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $15k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.93% ✓
• Cap rate: 16.30%
• Cash-on-cash: 35.74%
• DSCR: 2.59
• GRM: 4.3

CMA / ARV

• ARV (median comp): $254,886
• List price: $69,900
• Delta: -72.58%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

4.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.5%
• Equity multiple: 3.60×
• Total profit: $50,835
• Equity at exit: $37,036

10-year hold

• IRR: 42.0%
• Equity multiple: 7.28×
• Total profit: $122,859
• Equity at exit: $61,885

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 72167

• Home prices YoY: 2.4%
• Active inventory: 4
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,349 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $583

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 52%

Sensitivity live

Price	-10% $631	-5% $607	+0% $583	+5% $559	+10% $535
Rent	-10% $476	-5% $530	+0% $583	+5% $636	+10% $689
Rate	-1.0pp $618	-0.5pp $601	base $583	+0.5pp $565	+1.0pp $546

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 24 events

1. 2026-06-18
   days on market $69,900 Active 34 DOM
2. 2026-06-17
   days on market $69,900 Active 33 DOM
3. 2026-06-16
   days on market $69,900 Active 32 DOM
4. 2026-06-15
   days on market $69,900 Active 31 DOM
5. 2026-06-14
   days on market $69,900 Active 29 DOM
6. 2026-06-13
   days on market $69,900 Active 28 DOM
7. 2026-06-10
   days on market $69,900 Active 26 DOM
8. 2026-06-09
   days on market $69,900 Active 25 DOM
9. 2026-06-08
   days on market $69,900 Active 24 DOM
10. 2026-06-07
    statusdays on market $69,900 Active 23 DOM
11. 2026-06-03
    days on market $69,900 Price Change 19 DOM
12. 2026-06-02
    days on market $69,900 Price Change 18 DOM
13. 2026-06-01
    days on market $69,900 Price Change 17 DOM
14. 2026-05-31
    days on market $69,900 Price Change 16 DOM
15. 2026-05-31
    pricestatusdays on market $69,900 Price Change 15 DOM
16. 2026-05-15
    listed $85,000 New Listing 459-char remark
17. 2026-05-09
    historical
18. 2026-04-28
    listed $95,000 New Listing
19. 2025-07-13
    historical
20. 2025-06-20
    status Back on Market
21. 2025-06-13
    historical Take Backups
22. 2025-05-23
    price $119,900
23. 2025-05-01
    listed $124,900 New Listing
24. 2007-08-07
    soldstatus $63,000

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $16,192
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − Depreciation: −$2,033
• Taxable income: $6,254
• Est. tax owed @ 24.0%: −$1,501
• After-tax cash flow: $5,494/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: Glen Rose School District
• NCES district ID: 0506630
• Math proficiency: 42% ▼ -13.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $47,423
• Composite: 32.22/100
• National rank: #5772
• State rank: #84 of 238 in AR

Livability — Traskwood

• Score: 57/100
• State rank: #332
• US rank: #21576

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Traskwood, AR
• Population (ZIP): 1,567

Population outlook (Saline County) Hauer SSP2

• Today (2025): 140,141 people
• By 2030: 151,233 · +7.9%
• By 2040: 173,100 · +23.5%
• By 2050: 194,368 · +38.7%
• By 2075: 245,295 · +75.0%
• By 2100: 279,117 · +99.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 20% Two or more races 2%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Italian 9%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+40.1) · D 28.8% · R 69.0% · Other 2.2%
• 2008→2024 swing: +0.8pp no change · 2008: -41.0pp · 2024: -40.1pp
• All cycles: 2024: R+40.1 2020: R+41.2 2016: R+43.5 2012: R+42.7 2008: R+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.39%
• Current HPI: 191.3429
• 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

+11.0% since first listed

10 events — show timeline

• 2026-05-30 Price Changed $69,900 CARMLS
• 2026-05-15 Listed $85,000 CARMLS
• 2026-05-09 Listing Removed — CARMLS
• 2026-04-28 Listed $95,000 CARMLS
• 2025-07-13 Listing Removed — CARMLS
• 2025-06-20 Relisted — CARMLS
• 2025-06-13 Contingent — CARMLS
• 2025-05-23 Price Changed $119,900 CARMLS
• 2025-05-01 Listed $124,900 CARMLS
• 2007-08-07 Sold (Public Records) $63,000 Public Records

Property tax history

-10.7%/yr

Latest (2025): $97 · +0.0% YoY. Source: county tax records.