7541 Highway 64 · Hartman, AR 72840

$57,500

1 bd · 1.0 ba · 504 sqft · SingleFamily · 134 Days on market

Built 2017 0.48 ac lot ↓ 4% 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
• Appreciation +8.6/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Modular-style, energy-efficient home built in 2017, located in Hartman on a . 48-acre lot just minutes from the Horsehead Creek boat launch with access to the Arkansas River. This all-electric home features an open-concept kitchen, living, and dining area, with all appliances conveying—including a window unit and an efficient electric fireplace heater. The private bedroom offers a full bath ensuite, and the cozy covered front deck is perfect for relaxing. Ideal as a primary residence for someone looking for a low cost affordable home.

Key facts

• Open concept kitchen
• Private bedroom
• Covered front deck

Tags

• ENERGY EFFICIENT HOME
• OPEN CONCEPT KITCHEN
• PRIVATE BEDROOM
• COVERED FRONT DECK
• ACCESS TO ARKANSAS RIVER

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($762 rent vs $58k).
• Recommended offer: $51k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#421 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Westside School District (rural): math 20% / reading 19% proficiency, ranked #216 of 238 in AR (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 99% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 24 active listings in the ZIP; 12 units permitted in Johnson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($398 loan paydown + $4k appreciation (7.2% local appreciation)).
• Johnson County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (7.2% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($51k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
5. 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?
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: 1.33% ✓
• Cap rate: 10.56%
• Cash-on-cash: 15.25%
• DSCR: 1.68
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.4%
• Equity multiple: 3.11×
• Total profit: $33,900
• Equity at exit: $40,677

10-year hold

• IRR: 27.6%
• Equity multiple: 6.51×
• Total profit: $88,742
• Equity at exit: $78,034

Cash invested: $16,100 (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 72840

• Home prices YoY: 4.2%
• Active inventory: 24
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $762 medium
• Mortgage (P&I): −$302
• Tax est. 1.5%: −$72 /mo · $862/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$160
• Net cashflow: $205

Break-even live

Break-even rent $503

Max offer price $57,500

Occupancy floor 68%

Sensitivity live

Price	-10% $244	-5% $224	+0% $205	+5% $185	+10% $165
Rent	-10% $144	-5% $174	+0% $205	+5% $235	+10% $265
Rate	-1.0pp $234	-0.5pp $219	base $205	+0.5pp $190	+1.0pp $174

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: $14,375
• Closing costs: $1,725
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $57,500 Active 134 DOM
2. 2026-06-18
   days on market $57,500 Active 133 DOM
3. 2026-06-17
   days on market $57,500 Active 132 DOM
4. 2026-06-16
   days on market $57,500 Active 131 DOM
5. 2026-06-15
   days on market $57,500 Active 130 DOM
6. 2026-06-14
   days on market $57,500 Active 128 DOM
7. 2026-06-12
   days on market $57,500 Active 127 DOM
8. 2026-06-09
   days on market $57,500 Active 124 DOM
9. 2026-06-08
   days on market $57,500 Active 123 DOM
10. 2026-06-07
    days on market $57,500 Active 122 DOM
11. 2026-06-07
    days on market $57,500 Active 121 DOM
12. 2026-06-04
    days on market $57,500 Active 118 DOM
13. 2026-06-02
    days on market $57,500 Active 117 DOM
14. 2026-06-01
    days on market $57,500 Active 116 DOM
15. 2026-05-31
    days on market $57,500 Active 115 DOM
16. 2026-05-31
    days on market $57,500 Active 114 DOM
17. 2026-04-20
    price $57,500 546-char remark

    Show marketing remark (546 chars)

    Modular-style, energy-efficient home built in 2017, located in Hartman on a . 48-acre lot just minutes from the Horsehead Creek boat launch with access to the Arkansas River. This all-electric home features an open-concept kitchen, living, and dining area, with all appliances conveying—including a window unit and an efficient electric fireplace heater. The private bedroom offers a full bath ensuite, and the cozy covered front deck is perfect for relaxing. Ideal as a primary residence for someone looking for a low cost affordable home.

18. 2026-02-03
    listed $59,900 New Listing 546-char remark

    Show marketing remark (546 chars)

    Modular-style, energy-efficient home built in 2017, located in Hartman on a . 48-acre lot just minutes from the Horsehead Creek boat launch with access to the Arkansas River. This all-electric home features an open-concept kitchen, living, and dining area, with all appliances conveying—including a window unit and an efficient electric fireplace heater. The private bedroom offers a full bath ensuite, and the cozy covered front deck is perfect for relaxing. Ideal as a primary residence for someone looking for a low cost affordable home.

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°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: $9,143
• − Mortgage interest: −$3,221
• − Property taxes: −$862
• − Insurance: −$288
• − Repairs & maintenance: −$731
• − Management: −$731
• − Depreciation: −$1,673
• Taxable income: $1,637
• Est. tax owed @ 24.0%: −$393
• After-tax cash flow: $2,062/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: Westside School District
• NCES district ID: 0514020
• Math proficiency: 20% ▼ -7.00%
• Reading proficiency: 19% ▼ -8.00%
• Median HH income: $32,160
• Composite: 15.81/100
• National rank: #9265
• State rank: #216 of 238 in AR

Livability — Hartman

• Score: 54/100
• State rank: #421
• US rank: #23986

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,399

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 27,452 people
• By 2030: 28,003 · +2.0%
• By 2040: 28,960 · +5.5%
• By 2050: 29,627 · +7.9%
• By 2075: 31,000 · +12.9%
• By 2100: 31,173 · +13.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 12% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 3%
• Common ancestry: Lithuanian 3% Serbian 2% Portuguese 1%
• Foreign-born: 8% · Canada
• Languages at home: 87% English-only · Spanish 13%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+51.4) · D 23.3% · R 74.7% · Other 2.0%
• 2008→2024 swing: -28.4pp toward R · 2008: -23.1pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+49.0 2016: R+40.6 2012: R+28.0 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.22%
• Current HPI: 178.524
• 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

-4.0% since first listed

2 events — show timeline

• 2026-04-20 Price Changed $57,500 CARMLS
• 2026-02-03 Listed $59,900 CARMLS

Property tax history

+0.0%/yr

Latest (2025): $40 · +0.0% YoY. Source: county tax records.