34 Alma Dr · Highland, AR 72542

$185,500

4 bd · 2.0 ba · 1,490 sqft · SingleFamily public records · 26 Days on market

Built 1993 Est $171k · 8% over

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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).

• Cash flow +19.5/30.0
• Appreciation +10.0/10.0
• DSCR +6.1/10.0
• 1% rule +4.2/10.0
• ARV discount +3.8/15.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Beautiful 4 bedroom, 2 bathroom home in Highland, AR offering 1,850 square feet of comfortable living space. KEY FEATURES: Upstairs office 2 outdoor sheds Jack & amp; Jill bathroom HUGE walk in closet off master bedroom Gas log fire place Corner lot Circle drive Concrete circle pad in the back yard, perfect for pool 3 different electric outlets in back yard 1 electric outlet on front porch Beautiful bay window in living room AND SO MUCH MORE Inside you will discover a bright and open floor plan featuring generous living areas, ideal for family gatherings or quiet evenings at home. The well-appointed kitchen provides ample cabinet and counter space, making meal preparation both c

Key facts

• Upstairs office
• Walk in closet
• Outdoor sheds

Tags

• UPSTAIRS OFFICE
• OUTDOOR SHEDS
• JACK AND JILL BATHROOM
• WALK IN CLOSET
• GAS LOG FIRE PLACE
• CORNER LOT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $186k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/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 $170k (8.3% below list).
• Recommended offer: $170k (8.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#169 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools F, amenities F, commute F.
• Highland School District (town): math 43% / reading 39% proficiency, ranked #66 of 238 in AR (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 131 active listings in the ZIP; 4 units permitted in Sharp County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Sharp County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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.

Risks & watch-outs

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

Recommended offer $170,167 (8.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.92% ✗
• Cap rate: 7.64%
• Cash-on-cash: 4.83%
• DSCR: 1.21
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $171,350
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36 Alma Ln Ln	0.16mi	3/2.0 (-1)	1,566 (+5%)	7mo	$180,000	$115	73
108 Dusty Trl	0.05mi	3/2.0 (-1)	1,280 (-14%)	9mo	$204,900	$160	62
14 Mixtec Cir	0.58mi	3/2.0 (-1)	1,413 (-5%)	10mo	$115,000	$81	51
4 Miccosukee Dr	0.69mi	3/2.0 (-1)	1,520 (+2%)	14mo	$174,900	$115	48
104 Dusty Trl	0.43mi	3/2.0 (-1)	1,280 (-14%)	14mo	$225,000	$176	40
1 Paracas Trce	0.54mi	3/1.5 (-1)	1,696 (+14%)	6mo	$160,000	$94	39
32 Opalochee Dr	0.52mi	4/2.0	1,315 (-12%)	21mo	$148,000	$113	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.8%
• Equity multiple: 3.20×
• Total profit: $114,271
• Equity at exit: $167,113

10-year hold

• IRR: 24.2%
• Equity multiple: 7.27×
• Total profit: $325,916
• Equity at exit: $360,386

Cash invested: $51,940 (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 72542

• Home prices YoY: 26.5%
• Active inventory: 131
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,702 medium
• Mortgage (P&I): −$973
• Tax from tax record: −$85 /mo · $1,024/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $209

Break-even live

Break-even rent $1,437

Max offer price $185,500

Occupancy floor 83%

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: $46,375
• Closing costs: $5,565
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-19
   days on market $185,500 Active 26 DOM
2. 2026-06-18
   days on market $185,500 Active 25 DOM
3. 2026-06-17
   days on market $185,500 Active 24 DOM
4. 2026-06-16
   pricedays on market $185,500 Active 23 DOM
5. 2026-06-15
   days on market $189,900 Active 22 DOM
6. 2026-06-14
   days on market $189,900 Active 20 DOM
7. 2026-06-12
   days on market $189,900 Active 19 DOM
8. 2026-06-09
   days on market $189,900 Active 16 DOM
9. 2026-06-08
   days on market $189,900 Active 15 DOM
10. 2026-06-07
    days on market $189,900 Active 14 DOM
11. 2026-06-04
    days on market $189,900 Active 10 DOM
12. 2026-06-02
    days on market $189,900 Active 9 DOM
13. 2026-06-01
    days on market $189,900 Active 8 DOM
14. 2026-05-31
    days on market $189,900 Active 7 DOM
15. 2026-05-31
    days on market $189,900 Active 6 DOM
16. 2026-05-25
    listed $189,900 Active
17. 2026-04-23
    historical
18. 2026-04-16
    price $197,000
19. 2026-02-26
    listed $197,500 New Listing
20. 2026-02-26
    historical
21. 2026-01-27
    price $197,500
22. 2025-11-15
    price $200,000
23. 2025-10-25
    price $205,500
24. 2025-10-07
    price $214,500
25. 2025-09-20
    price $217,000
26. 2025-09-13
    price $220,000
27. 2025-08-29
    listed $225,000 New Listing
28. 2023-04-14
    soldstatus $180,300 Sold
29. 2023-02-26
    status Under Contract
30. 2023-02-26
    status Back on Market
31. 2022-12-15
    historical
32. 2022-07-22
    soldstatus $150,000
33. 2022-06-14
    listed $189,900 New Listing
34. 2006-11-14
    soldstatus $60,000
35. 1997-12-10
    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: $1,024 · $85/mo
• Projected year-2 tax: $1,187 · $99/mo
• Expected delta: +$163/yr (+$14/mo · 16.0%)

ⓘ 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 5/10 Major
• 🌡 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: $20,420
• − Mortgage interest: −$10,391
• − Property taxes: −$1,024
• − Insurance: −$928
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − Depreciation: −$5,396
• Taxable loss: −$586
• Est. tax savings @ 24.0%: +$141
• After-tax cash flow: $2,648/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: Highland School District
• NCES district ID: 0507770
• Math proficiency: 43% ▼ -7.00%
• Reading proficiency: 39% ▼ -9.00%
• Median HH income: $32,066
• Composite: 33.63/100
• National rank: #5400
• State rank: #66 of 238 in AR

Livability — Highland

• Score: 64/100
• State rank: #169
• US rank: #14238

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Highland, AR
• Population (ZIP): 3,829

Population outlook (Sharp County) Hauer SSP2

• Today (2025): 16,170 people
• By 2030: 15,711 · -2.8%
• By 2040: 14,974 · -7.4%
• By 2050: 14,420 · -10.8%
• By 2075: 13,235 · -18.2%
• By 2100: 11,492 · -28.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Asian 1%
• Common ancestry: Lithuanian 9% Slovak 3% Italian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Sharp

• 2024 margin: Solid R (+62.7) · D 17.7% · R 80.4% · Other 1.9%
• 2008→2024 swing: -33.7pp toward R · 2008: -28.9pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+60.0 2016: R+54.7 2012: R+38.8 2008: R+28.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 40.05%
• Current HPI: 191.38
• 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

+245.3% since first listed

20 events — show timeline

• 2026-05-25 Listed $189,900 FSBO.com
• 2026-04-23 Listing Removed — CARMLS
• 2026-04-16 Price Changed $197,000 CARMLS
• 2026-02-26 Listed $197,500 CARMLS
• 2026-02-26 Listing Removed — CARMLS
• 2026-01-27 Price Changed $197,500 CARMLS
• 2025-11-15 Price Changed $200,000 CARMLS
• 2025-10-25 Price Changed $205,500 CARMLS
• 2025-10-07 Price Changed $214,500 CARMLS
• 2025-09-20 Price Changed $217,000 CARMLS
• 2025-09-13 Price Changed $220,000 CARMLS
• 2025-08-29 Listed $225,000 CARMLS
• 2023-04-14 Sold (MLS) $180,300 CARMLS
• 2023-02-26 Pending — CARMLS
• 2023-02-26 Relisted — CARMLS
• 2022-12-15 Listing Removed — CARMLS
• 2022-07-22 Sold (Public Records) $150,000 Public Records
• 2022-06-14 Listed $189,900 CARMLS
• 2006-11-14 Sold (Public Records) $60,000 Public Records
• 1997-12-10 Sold (Public Records) $55,000 Public Records

Property tax history

+16.7%/yr

Latest (2025): $1,024 · +0.0% YoY. Source: county tax records.