124 Oxley Rd · Dennard, AR 72645

$125,000

4 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 438 Days on market

Built 1968 4.60 ac lot $96/sqft · 39% below area Est $206k · 39% under

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Why this score? — see what drove the C 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).

• ARV discount +15.0/15.0
• Cash flow +14.4/30.0
• Appreciation +9.6/10.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Schools +3.1/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This fixer-upper log home on 38 acres offers endless possibilities! With over 4 acres of fenced and cross-fenced pasture, it's perfect for livestock as well as outdoor activities. Approximately 33 acres of mature hardwoods and pines provide excellent hunting, ATV riding, and more. The area is abundant with deer, turkey, bear, and small game. The property includes both well water and city water for convenience, along with two ponds, a barn, and a workshop. Whether you're looking to restore the log home or build your dream house, this property offers the space and serenity of country living.

Key facts

• Barn
• Two ponds
• Cross-fenced pasture

Tags

• FENCED PASTURE
• CROSS-FENCED PASTURE
• WELL WATER
• CITY WATER
• TWO PONDS
• BARN

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $25 ($303/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 $113k (10.0% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 51/100 on livability (#468 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools F, crime F, 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: 24 active listings in the ZIP; 2 units permitted in Stone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($864 loan paydown + $12k appreciation (9.3% local appreciation)).
• Stone County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (9.3% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 438 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $95k (43%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $125k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

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

Questions for the listing agent

1. It's been on market 438 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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. 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?
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: 0.90% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.86%
• DSCR: 1.04
• GRM: 9.3

CMA / ARV

• ARV (median comp): $205,984
• List price: $125,000
• Delta: -39.32%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

9.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.4%
• Equity multiple: 2.82×
• Total profit: $63,688
• Equity at exit: $106,212

10-year hold

• IRR: 21.0%
• Equity multiple: 6.28×
• Total profit: $184,969
• Equity at exit: $222,568

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 72645

• Home prices YoY: 3.2%
• Active inventory: 24
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,125 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $25

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 93%

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 28 events

1. 2026-06-19
   days on market $125,000 Active 438 DOM
2. 2026-06-18
   days on market $125,000 Active 437 DOM
3. 2026-06-17
   days on market $125,000 Active 436 DOM
4. 2026-06-16
   days on market $125,000 Active 435 DOM
5. 2026-06-15
   days on market $125,000 Active 434 DOM
6. 2026-06-14
   days on market $125,000 Active 432 DOM
7. 2026-06-12
   days on market $125,000 Active 431 DOM
8. 2026-06-09
   days on market $125,000 Active 428 DOM
9. 2026-06-08
   days on market $125,000 Active 427 DOM
10. 2026-06-07
    days on market $125,000 Active 426 DOM
11. 2026-06-07
    days on market $125,000 Active 425 DOM
12. 2026-06-02
    days on market $125,000 Active 421 DOM
13. 2026-06-01
    days on market $125,000 Active 420 DOM
14. 2026-05-31
    days on market $125,000 Active 419 DOM
15. 2026-05-30
    days on market $125,000 Active 418 DOM
16. 2026-04-07
    status Active 596-char remark

    Show marketing remark (596 chars)

    This fixer-upper log home on 38 acres offers endless possibilities! With over 4 acres of fenced and cross-fenced pasture, it's perfect for livestock as well as outdoor activities. Approximately 33 acres of mature hardwoods and pines provide excellent hunting, ATV riding, and more. The area is abundant with deer, turkey, bear, and small game. The property includes both well water and city water for convenience, along with two ponds, a barn, and a workshop. Whether you're looking to restore the log home or build your dream house, this property offers the space and serenity of country living.

17. 2026-04-07
    status Active 596-char remark

    Show marketing remark (596 chars)

    This fixer-upper log home on 38 acres offers endless possibilities! With over 4 acres of fenced and cross-fenced pasture, it's perfect for livestock as well as outdoor activities. Approximately 33 acres of mature hardwoods and pines provide excellent hunting, ATV riding, and more. The area is abundant with deer, turkey, bear, and small game. The property includes both well water and city water for convenience, along with two ponds, a barn, and a workshop. Whether you're looking to restore the log home or build your dream house, this property offers the space and serenity of country living.

18. 2026-04-04
    historical 596-char remark

    Show marketing remark (596 chars)

    This fixer-upper log home on 38 acres offers endless possibilities! With over 4 acres of fenced and cross-fenced pasture, it's perfect for livestock as well as outdoor activities. Approximately 33 acres of mature hardwoods and pines provide excellent hunting, ATV riding, and more. The area is abundant with deer, turkey, bear, and small game. The property includes both well water and city water for convenience, along with two ponds, a barn, and a workshop. Whether you're looking to restore the log home or build your dream house, this property offers the space and serenity of country living.

19. 2026-04-04
    historical 596-char remark

    Show marketing remark (596 chars)

    This fixer-upper log home on 38 acres offers endless possibilities! With over 4 acres of fenced and cross-fenced pasture, it's perfect for livestock as well as outdoor activities. Approximately 33 acres of mature hardwoods and pines provide excellent hunting, ATV riding, and more. The area is abundant with deer, turkey, bear, and small game. The property includes both well water and city water for convenience, along with two ponds, a barn, and a workshop. Whether you're looking to restore the log home or build your dream house, this property offers the space and serenity of country living.

20. 2026-02-02
    price $199,000 596-char remark

    Show marketing remark (596 chars)

    This fixer-upper log home on 38 acres offers endless possibilities! With over 4 acres of fenced and cross-fenced pasture, it's perfect for livestock as well as outdoor activities. Approximately 33 acres of mature hardwoods and pines provide excellent hunting, ATV riding, and more. The area is abundant with deer, turkey, bear, and small game. The property includes both well water and city water for convenience, along with two ponds, a barn, and a workshop. Whether you're looking to restore the log home or build your dream house, this property offers the space and serenity of country living.

21. 2026-02-02
    price $199,000 596-char remark

    Show marketing remark (596 chars)

    This fixer-upper log home on 38 acres offers endless possibilities! With over 4 acres of fenced and cross-fenced pasture, it's perfect for livestock as well as outdoor activities. Approximately 33 acres of mature hardwoods and pines provide excellent hunting, ATV riding, and more. The area is abundant with deer, turkey, bear, and small game. The property includes both well water and city water for convenience, along with two ponds, a barn, and a workshop. Whether you're looking to restore the log home or build your dream house, this property offers the space and serenity of country living.

22. 2025-07-22
    listed $220,000 Active 596-char remark

    Show marketing remark (596 chars)

    This fixer-upper log home on 38 acres offers endless possibilities! With over 4 acres of fenced and cross-fenced pasture, it's perfect for livestock as well as outdoor activities. Approximately 33 acres of mature hardwoods and pines provide excellent hunting, ATV riding, and more. The area is abundant with deer, turkey, bear, and small game. The property includes both well water and city water for convenience, along with two ponds, a barn, and a workshop. Whether you're looking to restore the log home or build your dream house, this property offers the space and serenity of country living.

23. 2025-06-30
    price $125,000

    Show marketing remark (596 chars)

    This fixer-upper log home on 38 acres offers endless possibilities! With over 4 acres of fenced and cross-fenced pasture, it's perfect for livestock as well as outdoor activities. Approximately 33 acres of mature hardwoods and pines provide excellent hunting, ATV riding, and more. The area is abundant with deer, turkey, bear, and small game. The property includes both well water and city water for convenience, along with two ponds, a barn, and a workshop. Whether you're looking to restore the log home or build your dream house, this property offers the space and serenity of country living.

24. 2025-06-30
    price $220,000 596-char remark

    Show marketing remark (596 chars)

    This fixer-upper log home on 38 acres offers endless possibilities! With over 4 acres of fenced and cross-fenced pasture, it's perfect for livestock as well as outdoor activities. Approximately 33 acres of mature hardwoods and pines provide excellent hunting, ATV riding, and more. The area is abundant with deer, turkey, bear, and small game. The property includes both well water and city water for convenience, along with two ponds, a barn, and a workshop. Whether you're looking to restore the log home or build your dream house, this property offers the space and serenity of country living.

25. 2025-05-18
    price $235,000 596-char remark

    Show marketing remark (596 chars)

    This fixer-upper log home on 38 acres offers endless possibilities! With over 4 acres of fenced and cross-fenced pasture, it's perfect for livestock as well as outdoor activities. Approximately 33 acres of mature hardwoods and pines provide excellent hunting, ATV riding, and more. The area is abundant with deer, turkey, bear, and small game. The property includes both well water and city water for convenience, along with two ponds, a barn, and a workshop. Whether you're looking to restore the log home or build your dream house, this property offers the space and serenity of country living.

26. 2025-04-07
    listed $150,000 Active
27. 2025-04-03
    listed $250,000 Active 596-char remark

    Show marketing remark (596 chars)

    This fixer-upper log home on 38 acres offers endless possibilities! With over 4 acres of fenced and cross-fenced pasture, it's perfect for livestock as well as outdoor activities. Approximately 33 acres of mature hardwoods and pines provide excellent hunting, ATV riding, and more. The area is abundant with deer, turkey, bear, and small game. The property includes both well water and city water for convenience, along with two ponds, a barn, and a workshop. Whether you're looking to restore the log home or build your dream house, this property offers the space and serenity of country living.

28. 1998-08-28
    soldstatus $45,000

ⓘ 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 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 18 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: $13,505
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$3,636
• Taxable loss: −$1,794
• Est. tax savings @ 24.0%: +$431
• After-tax cash flow: $733/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 — Dennard

• Score: 51/100
• State rank: #468
• US rank: #25184

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 353
• Population (ZIP): 1,329

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 (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Italian 2% Iranian 1%
• Foreign-born: 0% · China

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: ▲ 9.29%
• Current HPI: 295.2629
• 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

+342.2% since first listed

13 events — show timeline

• 2026-04-07 Relisted — NWARMLS
• 2026-04-07 Relisted — NWARMLS
• 2026-04-04 Delisted — NWARMLS
• 2026-04-04 Delisted — NWARMLS
• 2026-02-02 Price Changed $199,000 NWARMLS
• 2026-02-02 Price Changed $199,000 NWARMLS
• 2025-07-22 Listed $220,000 NWARMLS
• 2025-06-30 Price Changed $125,000 NWARMLS
• 2025-06-30 Price Changed $220,000 NWARMLS
• 2025-05-18 Price Changed $235,000 NWARMLS
• 2025-04-07 Listed $150,000 NWARMLS
• 2025-04-03 Listed $250,000 NWARMLS
• 1998-08-28 Sold (Public Records) $45,000 Public Records

Property tax history

-27.7%/yr

Latest (2025): $6 · -94.5% YoY. Source: county tax records.