701 Honeysuckle Hills Ct · Redfield, AR 72132

$215,000

3 bd · 2.0 ba · 1,471 sqft · SingleFamily public records · 42 Days on market

Built 1996 0.33 ac lot $146/sqft · 9% below area Est $236k · 9% 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 +15.4/30.0
• ARV discount +11.5/15.0
• Appreciation +10.0/10.0
• DSCR +4.7/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautifully maintained home in the rural town of Redfield. Possible 100% RD Loan for qualified buyer! White Hall Schools. MANY UPDATES: HVAC, water heater, garbage disposal, carpet, hardwood flooring, bathrooms remodeled with new counters, tile, sinks & toilets, new kitchen counter tops & sink, new paint throughout, new storm door. Taxes reflect H/S Credit.

Key facts

• New ac unit
• Updated floors
• Newer water heater

Tags

• UPDATED FLOORS
• NEW AC UNIT
• NEWER WATER HEATER
• FIREPLACE
• FULLY FENCED BACKYARD
• SHORT DRIVE TO LITTLE ROCK

Property features AI

Finance

• Other: Approximate lot size: 0.33 acre; Approximate living area recorded from tax records
• HOA & community: Annual HOA/fee frequency

Exterior

• Parking: Garage; Parking pads; Space for 2 cars
• Utilities: Public sewer; Public water; Municipal electric service (Entergy); Natural gas
• Home design: Brick and metal/vinyl siding exterior; Inside city limits; Subdivision: HONEYSUCKLE HILLS ADD
• Construction: Architectural shingle roof; Slab foundation
• Exterior features: Fully fenced yard; Wood fence; Paved road access; Level lot; Corner lot; Located on a cul‑de‑sac; In a subdivision

Interior

• Kitchen: Free‑standing stove; Electric range; Dishwasher
• Flooring: Vinyl flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central cooling (electric)
• Interior features: Washer connection; Electric dryer connection; Gas water heater; Wood-burning fireplace (site-built)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $81 ($969/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 $175k (18.6% below list).
• Recommended offer: $175k (18.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#83 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools D+, amenities F, commute F.
• White Hall School District (rural): math 36% / reading 38% proficiency, ranked #86 of 238 in AR (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 62 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $23k of equity ($1k loan paydown + $22k appreciation (10.0% local appreciation)).
• Jefferson County population projected at -33% 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 $60k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 4 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 $132k; list at $215k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,000 (18.6% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 0.81% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.61%
• DSCR: 1.07
• GRM: 10.2

CMA / ARV

• ARV (median comp): $236,228
• List price: $215,000
• Delta: -8.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Honeysuckle Hills Dr	0.03mi	3/2.0	1,477 (+0%)	4mo	$199,999	$135	95
609 Red Oak Acres Dr	0.42mi	3/2.0	1,474 (+0%)	9mo	$175,000	$119	73
1009 Evening Sunset Cir	0.35mi	3/2.0	1,486 (+1%)	18mo	$230,000	$155	67
812 Sunnyside Ln	0.42mi	3/2.0	1,645 (+12%)	11mo	$244,000	$148	52
1019 Evening Sunset Cir	0.39mi	3/2.0	1,686 (+15%)	9mo	$237,000	$141	50
808 Sunnyside Ln	0.43mi	3/2.0	1,684 (+14%)	22mo	$244,000	$145	37

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: 25.4%
• Equity multiple: 3.03×
• Total profit: $122,149
• Equity at exit: $193,689

10-year hold

• IRR: 22.4%
• Equity multiple: 6.91×
• Total profit: $355,493
• Equity at exit: $417,698

Cash invested: $60,200 (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 72132

• Home prices YoY: 11.4%
• Active inventory: 14
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$85 /mo · $1,017/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $81

Break-even live

Break-even rent $1,648

Max offer price $215,000

Occupancy floor 90%

Sensitivity live

Price	-10% $202	-5% $142	+0% $81	+5% $20	+10% $-41
Rent	-10% $-58	-5% $12	+0% $81	+5% $150	+10% $219
Rate	-1.0pp $189	-0.5pp $135	base $81	+0.5pp $25	+1.0pp $-32

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Evening Sunset Cir Redfield, AR	3.0	2.0–2.5	1437	$1,750	$1.22	15d	1	0.47mi

Listing history 28 events

1. 2026-06-19
   days on market $215,000 Active 42 DOM
2. 2026-06-18
   days on market $215,000 Active 41 DOM
3. 2026-06-17
   days on market $215,000 Active 40 DOM
4. 2026-06-16
   days on market $215,000 Active 39 DOM
5. 2026-06-15
   days on market $215,000 Active 38 DOM
6. 2026-06-14
   days on market $215,000 Active 36 DOM
7. 2026-06-12
   days on market $215,000 Active 35 DOM
8. 2026-06-09
   days on market $215,000 Active 32 DOM
9. 2026-06-08
   days on market $215,000 Active 31 DOM
10. 2026-06-07
    days on market $215,000 Active 30 DOM
11. 2026-06-05
    days on market $215,000 Active 27 DOM
12. 2026-06-03
    days on market $215,000 Active 26 DOM
13. 2026-06-02
    days on market $215,000 Active 25 DOM
14. 2026-06-01
    days on market $215,000 Active 24 DOM
15. 2026-05-31
    days on market $215,000 Active 23 DOM
16. 2026-05-30
    days on market $215,000 Active 22 DOM
17. 2026-05-08
    listed $215,000 New Listing 432-char remark
18. 2026-04-06
    historical
19. 2026-02-10
    price $215,000
20. 2026-01-06
    price $220,000
21. 2025-11-25
    listed $230,000 New Listing
22. 2017-02-01
    soldstatus $131,900
23. 2017-01-31
    soldstatus $131,900 Sold

    Show marketing remark (373 chars)

    Beautifully maintained home in the rural town of Redfield. Possible 100% RD Loan for qualified buyer! White Hall Schools. MANY UPDATES: HVAC, water heater, garbage disposal, carpet, hardwood flooring, bathrooms remodeled with new counters, tile, sinks & toilets, new kitchen counter tops & sink, new paint throughout, new storm door. Taxes reflect H/S Credit.

24. 2017-01-03
    status Under Contract

    Show marketing remark (373 chars)

    Beautifully maintained home in the rural town of Redfield. Possible 100% RD Loan for qualified buyer! White Hall Schools. MANY UPDATES: HVAC, water heater, garbage disposal, carpet, hardwood flooring, bathrooms remodeled with new counters, tile, sinks & toilets, new kitchen counter tops & sink, new paint throughout, new storm door. Taxes reflect H/S Credit.

25. 2016-09-02
    price $140,000

    Show marketing remark (373 chars)

    Beautifully maintained home in the rural town of Redfield. Possible 100% RD Loan for qualified buyer! White Hall Schools. MANY UPDATES: HVAC, water heater, garbage disposal, carpet, hardwood flooring, bathrooms remodeled with new counters, tile, sinks & toilets, new kitchen counter tops & sink, new paint throughout, new storm door. Taxes reflect H/S Credit.

26. 2016-07-22
    listed $149,900 New Listing

    Show marketing remark (373 chars)

    Beautifully maintained home in the rural town of Redfield. Possible 100% RD Loan for qualified buyer! White Hall Schools. MANY UPDATES: HVAC, water heater, garbage disposal, carpet, hardwood flooring, bathrooms remodeled with new counters, tile, sinks & toilets, new kitchen counter tops & sink, new paint throughout, new storm door. Taxes reflect H/S Credit.

27. 2016-07-14
    historical
28. 2016-06-17
    listed $147,500 New Listing

ⓘ 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: $1,017 · $85/mo
• Projected year-2 tax: $1,376 · $115/mo
• Expected delta: +$359/yr (+$30/mo · 35.3%)

ⓘ 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 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $21,000
• − Mortgage interest: −$12,043
• − Property taxes: −$1,017
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$6,255
• Taxable loss: −$2,750
• Est. tax savings @ 24.0%: +$660
• After-tax cash flow: $1,628/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: White Hall School District
• NCES district ID: 0514140
• Math proficiency: 36% ▼ -12.00%
• Reading proficiency: 38% ▼ -13.00%
• Median HH income: $51,633
• Composite: 32.16/100
• National rank: #5788
• State rank: #86 of 238 in AR

Livability — Redfield

• Score: 68/100
• State rank: #83
• US rank: #9222

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Redfield, AR
• City population: 3,377
• Population (ZIP): 3,377

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 63,110 people
• By 2030: 58,519 · -7.3%
• By 2040: 49,740 · -21.2%
• By 2050: 42,331 · -32.9%
• By 2075: 29,591 · -53.1%
• By 2100: 21,047 · -66.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 6% Two or more races 4% Asian 3%
• Common ancestry: Serbian 2% Slovak 1% Iranian 1%
• Foreign-born: 2%
• Languages at home: 97% English-only · Other Indo-European 3% Spanish 1%

Political lean MEDSL · Jefferson

• 2024 margin: Strong D (+20.1) · D 59.2% · R 39.2% · Other 1.6%
• 2008→2024 swing: -6.2pp toward R · 2008: 26.3pp · 2024: 20.1pp
• All cycles: 2024: D+20.1 2020: D+21.7 2016: D+25.3 2012: D+29.0 2008: D+26.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 24.02%
• Current HPI: 234.3903
• 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

+45.8% since first listed

12 events — show timeline

• 2026-05-08 Listed $215,000 CARMLS
• 2026-04-06 Listing Removed — CARMLS
• 2026-02-10 Price Changed $215,000 CARMLS
• 2026-01-06 Price Changed $220,000 CARMLS
• 2025-11-25 Listed $230,000 CARMLS
• 2017-02-01 Sold (Public Records) $131,900 Public Records
• 2017-01-31 Sold (MLS) $131,900 CARMLS
• 2017-01-03 Pending — CARMLS
• 2016-09-02 Price Changed $140,000 CARMLS
• 2016-07-22 Listed $149,900 CARMLS
• 2016-07-14 Listing Removed — CARMLS
• 2016-06-17 Listed $147,500 CARMLS

Property tax history

-2.2%/yr

Latest (2025): $1,017 · -2.8% YoY. Source: county tax records.