916 N Hickory St · Bald Knob, AR 72010

$115,000

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 9 Days on market

Built 1965 1.12 ac lot Est $129k · 11% 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).

• Cash flow +17.6/30.0
• ARV discount +12.3/15.0
• Appreciation +6.7/10.0
• DSCR +5.5/10.0
• 1% rule +3.4/10.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Move in ready!! Structurally sound. Great for starter home or income property. House is within walking distance to all Bald Knob Schools. Sits on almost 2 acres within city limits. Inside walls, doors, trim, and cabinets painted in January 2016. Beautiful, original hardwood floors in bedrooms, living room and hallway. Selling family has owned since constructed in 1962. There is plenty of land to add on to the house, or to build more houses.

Key facts

• Convenient location
• Room to stretch out
• 1.12 acre lot

Tags

• STORAGE SHOP BUILDING
• CONVENIENT LOCATION
• ROOM TO STRETCH OUT

Property features AI

Finance

• Financial info: Accepts VA, FHA, Conventional loans and cash

Exterior

• Parking: Carport for 1 car
• Utilities: Public sewer; Public water; Municipal electric service (Entergy); Natural gas
• Home design: Single-family property; Brick and metal/vinyl siding exterior
• Construction: Crawl space foundation; Metal roof
• Exterior features: Level lot; Paved road access; Inside city limits

Interior

• Kitchen: Free-standing stove
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric cooling; Floor/wall furnace; Gas space heater
• Interior features: Washer connection; Dryer connection (electric); Electric water heater; Formica kitchen countertops; Paneling walls
• Laundry & utility: Washer hookup; Dryer hookup (electric)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $-35 ($-423/yr) — negative.
• To cash-flow at today's rent, offer at most $109k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (15.5% below list).
• Recommended offer: $97k (15.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#340 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Bald Knob School District (rural): math 33% / reading 31% proficiency, ranked #144 of 238 in AR (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: H.L. Lubker Elementary School (math 39% / reading 28%, grade F, #270 of 454 statewide, top 60%, 482 students, 63% FRL); Bald Knob Middle School (math 36% / reading 32%, grade F, #127 of 201 statewide, top 64%, 258 students, 58% FRL); Bald Knob High School (math 22% / reading 32%, grade F, #164 of 292 statewide, top 61%, 366 students, 54% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 34 active listings in the ZIP; 219 units permitted in White County in 2024 (36 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($795 loan paydown + $4k appreciation (3.4% local appreciation)).
• White County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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 $45k; list at $115k implies a 156% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,140 (15.5% 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. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.84% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.35%
• DSCR: 1.15
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $128,744
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Brown St St	0.33mi	3/1.0	1,108 (+4%)	2mo	$130,000	$117	76
504 Richardson	0.27mi	2/1.0 (-1)	1,008 (-5%)	1mo	$42,500	$42	73
806 Walker St	0.21mi	3/1.0	1,136 (+7%)	8mo	$138,000	$121	72
209 Brown St	0.31mi	3/1.0	1,084 (+2%)	17mo	$128,000	$118	69
801 Upchurch	0.13mi	3/2.0	1,216 (+14%)	16mo	$151,000	$124	53
203 N Elm St	0.48mi	3/1.0	1,158 (+9%)	13mo	$74,000	$64	52
305 N Main St	0.40mi	2/1.0 (-1)	1,206 (+13%)	7mo	$148,000	$123	48
406 N Main St	0.35mi	3/2.0	1,200 (+13%)	22mo	$141,000	$118	40
1266 Highway 258	0.63mi	2/1.0 (-1)	1,200 (+13%)	6mo	$150,000	$125	39
102 Arch St	0.39mi	2/1.0 (-1)	930 (-13%)	21mo	$119,000	$128	38
105 Pasco St	0.73mi	3/2.0	1,214 (+14%)	0mo	$163,800	$135	38
102 S Collison Ave	0.65mi	2/1.0 (-1)	976 (-8%)	17mo	$105,000	$108	36

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

Projected returns pro-forma

3.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.4%
• Equity multiple: 1.43×
• Total profit: $13,894
• Equity at exit: $54,122

10-year hold

• IRR: 9.9%
• Equity multiple: 2.55×
• Total profit: $49,888
• Equity at exit: $85,335

Cash invested: $32,200 (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 72010

• Home prices YoY: 1.7%
• Active inventory: 34
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $971 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$26 /mo · $318/yr
• Insurance: −$48
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $-35

Break-even live

Break-even rent $1,016

Max offer price $108,768

Occupancy floor 99%

Sensitivity live

Price	-10% $30	-5% $-3	+0% $-35	+5% $-68	+10% $-100
Rent	-10% $-112	-5% $-74	+0% $-35	+5% $3	+10% $41
Rate	-1.0pp $23	-0.5pp $-6	base $-35	+0.5pp $-65	+1.0pp $-95

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $115,000 Active 9 DOM
2. 2026-06-19
   statusdays on market $115,000 Active 7 DOM
3. 2026-06-18
   days on market $115,000 New Listing 6 DOM
4. 2026-06-17
   days on market $115,000 New Listing 5 DOM
5. 2026-06-16
   days on market $115,000 New Listing 4 DOM
6. 2026-06-15
   days on market $115,000 New Listing 3 DOM
7. 2026-06-13
   remarks 364-char remark
8. 2026-06-13
   listed $115,000 New Listing 1 DOM

ⓘ 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: $318 · $26/mo
• Projected year-2 tax: $736 · $61/mo
• Expected delta: +$418/yr (+$35/mo · 131.6%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone A · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $11,657
• − Mortgage interest: −$6,442
• − Property taxes: −$318
• − Insurance: −$2,078
• − Repairs & maintenance: −$933
• − Management: −$933
• − Depreciation: −$3,345
• Taxable loss: −$2,391
• Est. tax savings @ 24.0%: +$574
• After-tax cash flow: $150/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: Bald Knob School District
• NCES district ID: 0502700
• Math proficiency: 33% ▼ -5.00%
• Reading proficiency: 31% ▼ -1.00%
• Median HH income: $35,076
• Composite: 26.45/100
• National rank: #7218
• State rank: #144 of 238 in AR

Livability — Bald Knob

• Score: 57/100
• State rank: #340
• US rank: #21701

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bald Knob, AR
• Population (ZIP): 5,283

Population outlook (White County) Hauer SSP2

• Today (2025): 82,310 people
• By 2030: 83,861 · +1.9%
• By 2040: 86,492 · +5.1%
• By 2050: 88,246 · +7.2%
• By 2075: 91,307 · +10.9%
• By 2100: 91,548 · +11.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Iranian 1% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · White

• 2024 margin: Solid R (+61.2) · D 18.3% · R 79.5% · Other 2.2%
• 2008→2024 swing: -14.0pp toward R · 2008: -47.2pp · 2024: -61.2pp
• All cycles: 2024: R+61.2 2020: R+58.9 2016: R+57.9 2012: R+53.7 2008: R+47.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.37%
• Current HPI: 206.1058
• 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

+130.5% since first listed

7 events — show timeline

• 2026-06-12 Listed $115,000 CARMLS
• 2016-05-17 Sold (Public Records) $45,000 Public Records
• 2016-05-16 Sold (MLS) $45,000 CARMLS
• 2016-04-21 Pending — CARMLS
• 2016-03-28 Relisted — CARMLS
• 2016-02-29 Pending — CARMLS
• 2016-02-01 Listed $49,900 CARMLS

Property tax history

+0.0%/yr

Latest (2020): $318 · +0.0% YoY. Source: county tax records.