420 Dogwood Rd · Woodlawn, AR 71665

$80,000

2 bd · 1.0 ba · 1,332 sqft · SingleFamily public records · 103 Days on market

Built 1985 4.32 ac lot $60/sqft · 52% below area ↓ 33% since listing

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Why this score? — see what drove the B- 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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2 bedroom, 2 bath home is in a prime location, halfway between Rison and Pine Bluff. This is Cleveland County School District. The refrigerator and washer/dryer will convey with the property. Country living where you can have livestock or a garden. Call today for your personal tour.

Key facts

• Country living
• Livestock or garden
• Detached

Tags

• COUNTRY LIVING
• LIVESTOCK OR GARDEN
• DETACHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#116 in AR) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
• Cleveland County School District (rural): math 40% / reading 36% proficiency, ranked #95 of 238 in AR (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 33 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Cleveland County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major 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 $72,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is D 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?
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: 1.32% ✓
• Cap rate: 10.54%
• Cash-on-cash: 15.15%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (median comp): $166,683
• List price: $80,000
• Delta: -52.00%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 5.8%
• Equity multiple: 1.23×
• Total profit: $5,066
• Equity at exit: $11,928

10-year hold

• IRR: 15.2%
• Equity multiple: 2.24×
• Total profit: $27,672
• Equity at exit: $6,917

Cash invested: $22,400 (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 71665

• Home prices YoY: -28.3%
• Active inventory: 33
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,058 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $283

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 68%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $80,000 Active 103 DOM
2. 2026-06-18
   days on market $80,000 Active 102 DOM
3. 2026-06-17
   days on market $80,000 Active 101 DOM
4. 2026-06-16
   days on market $80,000 Active 100 DOM
5. 2026-06-15
   days on market $80,000 Active 99 DOM
6. 2026-06-14
   days on market $80,000 Active 97 DOM
7. 2026-06-12
   days on market $80,000 Active 96 DOM
8. 2026-06-09
   days on market $80,000 Active 93 DOM
9. 2026-06-08
   days on market $80,000 Active 92 DOM
10. 2026-06-07
    days on market $80,000 Active 91 DOM
11. 2026-06-05
    days on market $80,000 Active 88 DOM
12. 2026-06-03
    days on market $80,000 Active 87 DOM
13. 2026-06-02
    days on market $80,000 Active 86 DOM
14. 2026-06-01
    days on market $80,000 Active 85 DOM
15. 2026-05-31
    days on market $80,000 Active 84 DOM
16. 2026-05-30
    days on market $80,000 Active 83 DOM
17. 2026-04-09
    price $80,000 288-char remark

    Show marketing remark (288 chars)

    This 2 bedroom, 2 bath home is in a prime location, halfway between Rison and Pine Bluff. This is Cleveland County School District. The refrigerator and washer/dryer will convey with the property. Country living where you can have livestock or a garden. Call today for your personal tour.

18. 2026-03-06
    listed $90,000 New Listing 288-char remark

    Show marketing remark (288 chars)

    This 2 bedroom, 2 bath home is in a prime location, halfway between Rison and Pine Bluff. This is Cleveland County School District. The refrigerator and washer/dryer will convey with the property. Country living where you can have livestock or a garden. Call today for your personal tour.

19. 2026-03-01
    historical
20. 2026-02-13
    price $95,000
21. 2025-12-12
    price $99,900
22. 2025-08-24
    listed $119,900 New Listing

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $12,694
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − Depreciation: −$2,327
• Taxable income: $2,255
• Est. tax owed @ 24.0%: −$541
• After-tax cash flow: $2,853/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: Cleveland County School District
• NCES district ID: 0500067
• Math proficiency: 40% ▼ -8.00%
• Reading proficiency: 36% ▼ -8.00%
• Median HH income: $37,028
• Composite: 31.62/100
• National rank: #5939
• State rank: #95 of 238 in AR

Livability — Woodlawn

• Score: 66/100
• State rank: #116
• US rank: #11291

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,889

Population outlook (Cleveland County) Hauer SSP2

• Today (2025): 7,657 people
• By 2030: 7,246 · -5.4%
• By 2040: 6,391 · -16.5%
• By 2050: 5,612 · -26.7%
• By 2075: 4,230 · -44.8%
• By 2100: 3,389 · -55.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 9% Two or more races 4%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Cleveland

• 2024 margin: Solid R (+67.6) · D 15.5% · R 83.1% · Other 1.4%
• 2008→2024 swing: -23.6pp toward R · 2008: -43.9pp · 2024: -67.6pp
• All cycles: 2024: R+67.6 2020: R+61.6 2016: R+52.6 2012: R+45.0 2008: R+43.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.03%
• Current HPI: 124.3335
• 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

-33.3% since first listed

6 events — show timeline

• 2026-04-09 Price Changed $80,000 CARMLS
• 2026-03-06 Listed $90,000 CARMLS
• 2026-03-01 Listing Removed — CARMLS
• 2026-02-13 Price Changed $95,000 CARMLS
• 2025-12-12 Price Changed $99,900 CARMLS
• 2025-08-24 Listed $119,900 CARMLS