281 Polk Road 24 · Cove, AR 71937

$90,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 23 Days on market

Built 1975 Fair condition 1.13 ac lot

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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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Appreciation +5.4/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Looking for a cozy retreat with great potential? This 3-bedroom, 2-bathroom country cabin sits on 1.13 acres of fully fenced land, recently surveyed for accuracy. With some remodeling already completed, new siding, and a brand-new septic system, this home is well on its way to becoming the perfect getaway or investment property. The seller has made additional improvements, including the purchase of a 50-foot strip from the county road, providing direct access to the property. The existing easement road remains in place, offering flexibility for a future driveway. A new well has also been drilled on the property; while a pump has not yet been installed, buyers have the opportunity to complet

Key facts

• New siding
• Country cabin
• Fully fenced land

Tags

• COUNTRY CABIN
• FULLY FENCED LAND
• NEW SIDING
• BRAND NEW SEPTIC SYSTEM
• DIRECT ACCESS TO THE PROPERTY
• EXISTING EASEMENT ROAD

Property features AI

Finance

• Financial info: Financing available: conventional loan or cash

Exterior

• Parking: Parking pads
• Utilities: Septic system; Private well; Electric service (Co-Op)
• Home design: Frame exterior
• Construction: Slab foundation; Metal roof
• Exterior features: Fully fenced yard; Outside storage area; Gravel road access; Level, cleared, rural property; Livestock allowed

Interior

• Kitchen: Free-standing stove; Electric range; Refrigerator included
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating/cooling (see remarks)
• Interior features: Washer connection; Electric water heater; Wood-burning stove; Sheetrock walls/ceilings
• Laundry & utility: Washer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($995 rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 49/100 on livability (#493 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, crime F, amenities F.
• Cossatot River School District (rural): math 42% / reading 39% proficiency, ranked #68 of 238 in AR (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 89% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 20 active listings in the ZIP; 4 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($622 loan paydown + $732 appreciation (0.8% local appreciation)).
• Polk County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Recommended offer $88,650 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.11% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.83%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.0%
• Equity multiple: 1.45×
• Total profit: $11,344
• Equity at exit: $29,853

10-year hold

• IRR: 13.1%
• Equity multiple: 2.56×
• Total profit: $39,316
• Equity at exit: $39,006

Cash invested: $25,200 (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 71937

• Home prices YoY: 0.6%
• Active inventory: 20
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $995 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $164

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 78%

Sensitivity live

Price	-10% $227	-5% $195	+0% $164	+5% $133	+10% $102
Rent	-10% $86	-5% $125	+0% $164	+5% $204	+10% $243
Rate	-1.0pp $210	-0.5pp $187	base $164	+0.5pp $141	+1.0pp $117

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $90,000 Active 23 DOM
2. 2026-06-19
   days on market $90,000 Active 21 DOM
3. 2026-06-18
   days on market $90,000 Active 20 DOM
4. 2026-06-17
   days on market $90,000 Active 19 DOM
5. 2026-06-16
   days on market $90,000 Active 18 DOM
6. 2026-06-15
   days on market $90,000 Active 17 DOM
7. 2026-06-14
   days on market $90,000 Active 15 DOM
8. 2026-06-12
   days on market $90,000 Active 14 DOM
9. 2026-06-09
   days on market $90,000 Active 11 DOM
10. 2026-06-08
    days on market $90,000 Active 10 DOM
11. 2026-06-07
    days on market $90,000 Active 9 DOM
12. 2026-06-07
    statusdays on market $90,000 Active 8 DOM
13. 2026-06-04
    days on market $90,000 New Listing 5 DOM
14. 2026-06-02
    days on market $90,000 New Listing 4 DOM
15. 2026-06-01
    days on market $90,000 New Listing 3 DOM
16. 2026-05-31
    days on market $90,000 New Listing 2 DOM
17. 2026-05-29
    listed $90,000 New Listing
18. 2025-10-05
    historical
19. 2025-07-10
    price $79,000
20. 2025-07-10
    status Price Change
21. 2025-06-20
    historical
22. 2025-06-12
    price $58,000
23. 2025-04-12
    price $65,000
24. 2025-04-11
    status Price Change
25. 2025-04-07
    historical
26. 2025-03-24
    listed $75,000 New Listing

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $11,944
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$955
• − Management: −$955
• − Depreciation: −$2,618
• Taxable income: $573
• Est. tax owed @ 24.0%: −$138
• After-tax cash flow: $1,834/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 3-bedroom, 2-bathroom cabin requires moderate renovations to update the kitchen and bathrooms, and replace the HVAC system. These updates would significantly increase its resale and rental value.

Repairs flagged

• Major kitchen flooring — damaged and worn
• Major bathroom tiles — worn and outdated
• Unknown HVAC system — no visible equipment

Value-add opportunities

• Both update kitchen and bathrooms — modernizing these areas would significantly increase both resale and rental value
• Both replace HVAC system — modernizing HVAC would improve comfort and energy efficiency, enhancing both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen flooring · damaged and worn	Major	$15,000–50,000
bathroom tiles · worn and outdated	Major	$15,000–50,000
HVAC system · no visible equipment	Unknown	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Both update kitchen and bathrooms — modernizing these areas would significantly increase both resale and rental value ↑
• Both replace HVAC system — modernizing HVAC would improve comfort and energy efficiency, enhancing both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Cossatot River School District
• NCES district ID: 0500405
• Math proficiency: 42% ▼ -1.00%
• Reading proficiency: 39% ▼ -6.00%
• Median HH income: $33,594
• Composite: 33.36/100
• National rank: #5483
• State rank: #68 of 238 in AR

Livability — Cove

• Score: 49/100
• State rank: #493
• US rank: #25813

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,012

Population outlook (Polk County) Hauer SSP2

• Today (2025): 19,065 people
• By 2030: 18,369 · -3.7%
• By 2040: 17,156 · -10.0%
• By 2050: 16,177 · -15.1%
• By 2075: 14,642 · -23.2%
• By 2100: 13,020 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 2% Native American 2%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+70.5) · D 13.8% · R 84.3% · Other 1.9%
• 2008→2024 swing: -24.7pp toward R · 2008: -45.8pp · 2024: -70.5pp
• All cycles: 2024: R+70.5 2020: R+68.2 2016: R+66.4 2012: R+56.9 2008: R+45.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.81%
• Current HPI: 146.3661
• 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

+20.0% since first listed

10 events — show timeline

• 2026-05-29 Listed $90,000 CARMLS
• 2025-10-05 Listing Removed — CARMLS
• 2025-07-10 Price Changed $79,000 CARMLS
• 2025-07-10 Relisted — CARMLS
• 2025-06-20 Listing Removed — CARMLS
• 2025-06-12 Price Changed $58,000 CARMLS
• 2025-04-12 Price Changed $65,000 CARMLS
• 2025-04-11 Relisted — CARMLS
• 2025-04-07 Listing Removed — CARMLS
• 2025-03-24 Listed $75,000 CARMLS

Property tax history

-47.2%/yr

Latest (2025): $123 · -47.2% YoY. Source: county tax records.