712 S Ash St · Harrison, AR 72601

$120,000

3 bd · 1.0 ba · 866 sqft · SingleFamily public records · 68 Days on market

8,712 sqft lot $139/sqft · 13% below area Est $138k · 13% under

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Why this score? — see what drove the D 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 +13.4/15.0
• Cash flow +7.7/30.0
• Schools +4.5/10.0
• Appreciation +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.1/10.0

Listing remarks MLS

Completely move-in ready and hard to find at this price point! This 3 bedroom, 1 bath home with a carport offers 866 sq ft and has been recently updated with all new floor coverings, fresh interior paint, updated light fixtures, and a brand new bathroom. The kitchen includes a new gas range and dishwasher. Exterior features include durable vinyl siding, a metal roof, and a shop building providing extra storage or workspace on a corner lot. Conveniently located in Harrison and listed at just $125,000, this is a great opportunity for a first-time buyer, downsizer, or investor looking for a turnkey property. Agent/Owner.

Key facts

• New gas range
• Metal roof
• Shop building

Tags

• NEW GAS RANGE
• NEW DISHWASHER
• METAL ROOF
• SHOP BUILDING
• CORNER LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $96k (20.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $74k (38.7% below list).
• Recommended offer: $74k (38.7% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.0% in Harrison — 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 70/100 on livability (#52 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Harrison School District (town): math 53% / reading 54% proficiency, ranked #11 of 238 in AR (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Harrison Middle School (math 57% / reading 58%, grade B, #16 of 201 statewide, top 8%, 830 students, 49% FRL); Harrison High School (math 39% / reading 51%, grade D-, #27 of 292 statewide, top 10%, 868 students, 42% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: 444 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 92 units permitted in Boone County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $830 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Boone County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.
• Current owner paid $70k; list at $120k implies a 71% gain — meaningful room to come down on a strong offer.

Recommended offer $73,516 (38.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.61% ✗
• Cap rate: 4.91%
• Cash-on-cash: -4.94%
• DSCR: 0.78
• GRM: 13.6

CMA / ARV

• ARV (median comp): $137,943
• List price: $120,000
• Delta: -13.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
704 S Ash St	0.03mi	2/1.0 (-1)	824 (-5%)	0mo	$72,655	$88	85
703 Ash St	0.05mi	2/1.0 (-1)	808 (-7%)	2mo	$124,000	$153	80
715 Sycamore St	0.21mi	2/1.0 (-1)	854 (-1%)	5mo	$141,500	$166	79
514 Gordon Ave	0.04mi	2/1.0 (-1)	924 (+7%)	19mo	$120,000	$130	66
416 Walnut St	0.44mi	3/1.0	912 (+5%)	14mo	$72,500	$79	59
909 S Ash St	0.17mi	2/1.0 (-1)	798 (-8%)	19mo	$122,000	$153	58
217 E Rogers	0.32mi	2/1.0 (-1)	816 (-6%)	22mo	$85,000	$104	52
702 S Sycamore	0.23mi	2/1.0 (-1)	961 (+11%)	22mo	$85,000	$88	48
304 Glines Ct	0.72mi	3/2.0	946 (+9%)	7mo	$149,900	$158	41
308 Glines Ct	0.74mi	3/2.0	924 (+7%)	18mo	$156,000	$169	35
221 N Chestnut St	0.71mi	2/1.0 (-1)	964 (+11%)	19mo	$130,000	$135	27

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

Projected returns pro-forma

-1.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.32×
• Total profit: $-22,808
• Equity at exit: $23,739

10-year hold

• IRR: -10.5%
• Equity multiple: 0.21×
• Total profit: $-26,505
• Equity at exit: $20,702

Cash invested: $33,600 (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 72601

• Home prices YoY: -0.8%
• Active inventory: 444
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $735 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$40 /mo · $476/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$154
• Net cashflow: $-138

Break-even live

Break-even rent $910

Max offer price $95,584

Occupancy floor —

Sensitivity live

Price	-10% $-70	-5% $-104	+0% $-138	+5% $-172	+10% $-206
Rent	-10% $-196	-5% $-167	+0% $-138	+5% $-109	+10% $-80
Rate	-1.0pp $-78	-0.5pp $-108	base $-138	+0.5pp $-169	+1.0pp $-201

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
851 State Highway 123 Harrison, AR	1.0–2.0	1.0–2.0	721	$725	$1.00	45d	21	0.89mi
1101 N Cherry St Unit A Harrison, AR	2.0	1.0	1000	$750	$0.75	45d	1	1.36mi

Listing history 16 events

1. 2026-06-07
   statusdays on market $120,000 Pending 68 DOM
2. 2026-06-04
   days on market $120,000 Active 66 DOM
3. 2026-06-02
   days on market $120,000 Active 65 DOM
4. 2026-06-01
   days on market $120,000 Active 64 DOM
5. 2026-05-31
   days on market $120,000 Active 63 DOM
6. 2026-05-31
   days on market $120,000 Active 62 DOM
7. 2026-05-13
   status Active 625-char remark

   Show marketing remark (625 chars)

   Completely move-in ready and hard to find at this price point! This 3 bedroom, 1 bath home with a carport offers 866 sq ft and has been recently updated with all new floor coverings, fresh interior paint, updated light fixtures, and a brand new bathroom. The kitchen includes a new gas range and dishwasher. Exterior features include durable vinyl siding, a metal roof, and a shop building providing extra storage or workspace on a corner lot. Conveniently located in Harrison and listed at just $125,000, this is a great opportunity for a first-time buyer, downsizer, or investor looking for a turnkey property. Agent/Owner.

8. 2026-04-28
   status Pending 625-char remark

   Show marketing remark (625 chars)

   Completely move-in ready and hard to find at this price point! This 3 bedroom, 1 bath home with a carport offers 866 sq ft and has been recently updated with all new floor coverings, fresh interior paint, updated light fixtures, and a brand new bathroom. The kitchen includes a new gas range and dishwasher. Exterior features include durable vinyl siding, a metal roof, and a shop building providing extra storage or workspace on a corner lot. Conveniently located in Harrison and listed at just $125,000, this is a great opportunity for a first-time buyer, downsizer, or investor looking for a turnkey property. Agent/Owner.

9. 2026-04-17
   status Active 625-char remark

   Show marketing remark (625 chars)

   Completely move-in ready and hard to find at this price point! This 3 bedroom, 1 bath home with a carport offers 866 sq ft and has been recently updated with all new floor coverings, fresh interior paint, updated light fixtures, and a brand new bathroom. The kitchen includes a new gas range and dishwasher. Exterior features include durable vinyl siding, a metal roof, and a shop building providing extra storage or workspace on a corner lot. Conveniently located in Harrison and listed at just $125,000, this is a great opportunity for a first-time buyer, downsizer, or investor looking for a turnkey property. Agent/Owner.

10. 2026-04-17
    price $120,000 625-char remark

    Show marketing remark (625 chars)

    Completely move-in ready and hard to find at this price point! This 3 bedroom, 1 bath home with a carport offers 866 sq ft and has been recently updated with all new floor coverings, fresh interior paint, updated light fixtures, and a brand new bathroom. The kitchen includes a new gas range and dishwasher. Exterior features include durable vinyl siding, a metal roof, and a shop building providing extra storage or workspace on a corner lot. Conveniently located in Harrison and listed at just $125,000, this is a great opportunity for a first-time buyer, downsizer, or investor looking for a turnkey property. Agent/Owner.

11. 2026-04-13
    status Pending 625-char remark

    Show marketing remark (625 chars)

    Completely move-in ready and hard to find at this price point! This 3 bedroom, 1 bath home with a carport offers 866 sq ft and has been recently updated with all new floor coverings, fresh interior paint, updated light fixtures, and a brand new bathroom. The kitchen includes a new gas range and dishwasher. Exterior features include durable vinyl siding, a metal roof, and a shop building providing extra storage or workspace on a corner lot. Conveniently located in Harrison and listed at just $125,000, this is a great opportunity for a first-time buyer, downsizer, or investor looking for a turnkey property. Agent/Owner.

12. 2026-03-10
    listed $125,000 Active 625-char remark

    Show marketing remark (625 chars)

    Completely move-in ready and hard to find at this price point! This 3 bedroom, 1 bath home with a carport offers 866 sq ft and has been recently updated with all new floor coverings, fresh interior paint, updated light fixtures, and a brand new bathroom. The kitchen includes a new gas range and dishwasher. Exterior features include durable vinyl siding, a metal roof, and a shop building providing extra storage or workspace on a corner lot. Conveniently located in Harrison and listed at just $125,000, this is a great opportunity for a first-time buyer, downsizer, or investor looking for a turnkey property. Agent/Owner.

13. 2024-04-09
    soldstatus $70,000
14. 2024-04-05
    soldstatus $70,000 140-char remark

    Show marketing remark (140 chars)

    Nice 2 bedroom 1 bath home with a carport. Would be great rental or starter home. Large shed would make a great shop or extra storage. As-Is

15. 2024-03-29
    listed $75,000 140-char remark

    Show marketing remark (140 chars)

    Nice 2 bedroom 1 bath home with a carport. Would be great rental or starter home. Large shed would make a great shop or extra storage. As-Is

16. 2003-07-29
    soldstatus $26,000

ⓘ 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: $476 · $40/mo
• Projected year-2 tax: $768 · $64/mo
• Expected delta: +$292/yr (+$24/mo · 61.2%)

ⓘ 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 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $8,822
• − Mortgage interest: −$6,722
• − Property taxes: −$476
• − Insurance: −$600
• − Repairs & maintenance: −$706
• − Management: −$706
• − Depreciation: −$3,491
• Taxable loss: −$3,879
• Est. tax savings @ 24.0%: +$931
• After-tax cash flow: $-728/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: Harrison School District
• NCES district ID: 0507380
• Math proficiency: 53% ▼ -9.00%
• Reading proficiency: 54% ▼ -6.00%
• Median HH income: $37,726
• Composite: 44.51/100
• National rank: #2796
• State rank: #11 of 238 in AR

Livability — Harrison

• Score: 70/100
• State rank: #52
• US rank: #7654

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harrison, AR
• Population (ZIP): 30,180

Population outlook (Boone County) Hauer SSP2

• Today (2025): 37,238 people
• By 2030: 36,808 · -1.2%
• By 2040: 35,597 · -4.4%
• By 2050: 34,197 · -8.2%
• By 2075: 30,503 · -18.1%
• By 2100: 25,797 · -30.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Boone

• 2024 margin: Solid R (+65.0) · D 16.7% · R 81.6% · Other 1.7%
• 2008→2024 swing: -25.3pp toward R · 2008: -39.7pp · 2024: -65.0pp
• All cycles: 2024: R+65.0 2020: R+61.9 2016: R+58.5 2012: R+48.0 2008: R+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.92%
• Current HPI: 247.043
• 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

+361.5% since first listed

10 events — show timeline

• 2026-05-13 Relisted — NWARMLS
• 2026-04-28 Pending — NWARMLS
• 2026-04-17 Relisted — NWARMLS
• 2026-04-17 Price Changed $120,000 NWARMLS
• 2026-04-13 Pending — NWARMLS
• 2026-03-10 Listed $125,000 NWARMLS
• 2024-04-09 Sold (Public Records) $70,000 Public Records
• 2024-04-05 Sold (MLS) $70,000 NWARMLS
• 2024-03-29 Listed $75,000 NWARMLS
• 2003-07-29 Sold (Public Records) $26,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $476 · +0.0% YoY. Source: county tax records.