702 E Argyle St · Harrison, AR 72601

$169,000

3 bd · 2.0 ba · 2,209 sqft · SingleFamily public records · 260 Days on market

10,328 sqft lot $77/sqft · 9% below area Est $187k · 9% under

---

Why this score? — see what drove the D 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).

• ARV discount +11.8/15.0
• Cash flow +8.8/30.0
• Schools +4.5/10.0
• Appreciation +4.0/10.0
• Livability +3.5/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks MLS

This spacious 3-bedroom, 2-bath home offers a great blend of comfort and opportunity—with the possibility of a fourth bedroom. Updated flooring and fresh paint in parts of the home, it's easy to move right in and make it your own over time. The layout features generous living areas and a practical flow throughout. One of the standout features is a separate area with existing plumbing—ideal for creating a guest suite, in-law quarters, private office, or creative workspace. Whether you need room to grow or you're looking for flexible options, this property is full of potential. Come take a look and picture how you'd make it yours!

Key facts

• Practical flow
• 0.24 acre lot
• Parking

Tags

• GENEROUS LIVING AREAS
• PRACTICAL FLOW

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $-139 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (11.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (22.9% below list).
• Recommended offer: $130k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.0% in Harrison — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#52 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Harrison School District (town): math 53% / reading 54% proficiency, ranked #11 of 238 in AR (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Harrison Middle School (math 57% / reading 58%, grade B, #16 of 201 statewide, top 8%, 830 students, 49% FRL); Harrison High School (math 39% / reading 51%, grade D-, #27 of 292 statewide, top 10%, 868 students, 42% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: 444 active listings in the ZIP; 92 units permitted in Boone County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Boone County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 260 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $21k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,225 (22.9% 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. It's been on market 260 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.77% ✗
• Cap rate: 5.30%
• Cash-on-cash: -3.53%
• DSCR: 0.84
• GRM: 10.8

CMA / ARV

• ARV (median comp): $186,716
• List price: $169,000
• Delta: -9.49%
• 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
701 N Rowland St	0.18mi	3/2.0	2,080 (-6%)	12mo	$160,500	$77	72
624 E South	0.61mi	3/3.0	2,345 (+6%)	2mo	$209,900	$90	56
815/813 Robinson St	0.33mi	4/2.5 (+1)	1,917 (-13%)	6mo	$188,750	$98	50
104 Lane D	0.60mi	4/2.5 (+1)	2,328 (+5%)	8mo	$280,000	$120	49
511 S Ash St	0.69mi	4/2.0 (+1)	2,080 (-6%)	4mo	$149,500	$72	49
406 Ridge Ave	0.69mi	4/1.5 (+1)	2,345 (+6%)	7mo	$282,000	$120	45

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

Projected returns pro-forma

-1.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.40×
• Total profit: $-28,487
• Equity at exit: $33,433

10-year hold

• IRR: -8.0%
• Equity multiple: 0.38×
• Total profit: $-29,207
• Equity at exit: $29,156

Cash invested: $47,320 (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 72601

• Home prices YoY: -0.8%
• Active inventory: 444
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,302 medium
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $-139

Break-even live

Break-even rent $1,478

Max offer price $148,866

Occupancy floor —

Sensitivity live

Price	-10% $-22	-5% $-81	+0% $-139	+5% $-198	+10% $-256
Rent	-10% $-242	-5% $-191	+0% $-139	+5% $-88	+10% $-36
Rate	-1.0pp $-54	-0.5pp $-96	base $-139	+0.5pp $-183	+1.0pp $-227

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-22
   days on market $169,000 Active 260 DOM
2. 2026-06-21
   days on market $169,000 Active 259 DOM
3. 2026-06-18
   days on market $169,000 Active 256 DOM
4. 2026-06-17
   days on market $169,000 Active 255 DOM
5. 2026-06-16
   days on market $169,000 Active 254 DOM
6. 2026-06-15
   days on market $169,000 Active 253 DOM
7. 2026-06-14
   days on market $169,000 Active 251 DOM
8. 2026-06-12
   days on market $169,000 Active 250 DOM
9. 2026-06-09
   days on market $169,000 Active 247 DOM
10. 2026-06-08
    days on market $169,000 Active 246 DOM
11. 2026-06-07
    days on market $169,000 Active 245 DOM
12. 2026-06-07
    days on market $169,000 Active 244 DOM
13. 2026-06-04
    days on market $169,000 Active 241 DOM
14. 2026-06-02
    days on market $169,000 Active 240 DOM
15. 2026-06-01
    days on market $169,000 Active 239 DOM
16. 2026-05-31
    days on market $169,000 Active 238 DOM
17. 2026-05-31
    days on market $169,000 Active 237 DOM
18. 2026-04-30
    price $169,000 648-char remark

    Show marketing remark (648 chars)

    This spacious 3-bedroom, 2-bath home offers a great blend of comfort and opportunity—with the possibility of a fourth bedroom. Updated flooring and fresh paint in parts of the home, it's easy to move right in and make it your own over time. The layout features generous living areas and a practical flow throughout. One of the standout features is a separate area with existing plumbing—ideal for creating a guest suite, in-law quarters, private office, or creative workspace. Whether you need room to grow or you're looking for flexible options, this property is full of potential. Come take a look and picture how you'd make it yours!

19. 2026-04-06
    status Active 648-char remark

    Show marketing remark (648 chars)

    This spacious 3-bedroom, 2-bath home offers a great blend of comfort and opportunity—with the possibility of a fourth bedroom. Updated flooring and fresh paint in parts of the home, it's easy to move right in and make it your own over time. The layout features generous living areas and a practical flow throughout. One of the standout features is a separate area with existing plumbing—ideal for creating a guest suite, in-law quarters, private office, or creative workspace. Whether you need room to grow or you're looking for flexible options, this property is full of potential. Come take a look and picture how you'd make it yours!

20. 2026-04-03
    historical 648-char remark

    Show marketing remark (648 chars)

    This spacious 3-bedroom, 2-bath home offers a great blend of comfort and opportunity—with the possibility of a fourth bedroom. Updated flooring and fresh paint in parts of the home, it's easy to move right in and make it your own over time. The layout features generous living areas and a practical flow throughout. One of the standout features is a separate area with existing plumbing—ideal for creating a guest suite, in-law quarters, private office, or creative workspace. Whether you need room to grow or you're looking for flexible options, this property is full of potential. Come take a look and picture how you'd make it yours!

21. 2025-12-11
    price $175,000 648-char remark

    Show marketing remark (648 chars)

    This spacious 3-bedroom, 2-bath home offers a great blend of comfort and opportunity—with the possibility of a fourth bedroom. Updated flooring and fresh paint in parts of the home, it's easy to move right in and make it your own over time. The layout features generous living areas and a practical flow throughout. One of the standout features is a separate area with existing plumbing—ideal for creating a guest suite, in-law quarters, private office, or creative workspace. Whether you need room to grow or you're looking for flexible options, this property is full of potential. Come take a look and picture how you'd make it yours!

22. 2025-10-02
    listed $189,900 Active 648-char remark

    Show marketing remark (648 chars)

    This spacious 3-bedroom, 2-bath home offers a great blend of comfort and opportunity—with the possibility of a fourth bedroom. Updated flooring and fresh paint in parts of the home, it's easy to move right in and make it your own over time. The layout features generous living areas and a practical flow throughout. One of the standout features is a separate area with existing plumbing—ideal for creating a guest suite, in-law quarters, private office, or creative workspace. Whether you need room to grow or you're looking for flexible options, this property is full of potential. Come take a look and picture how you'd make it yours!

23. 2025-08-29
    price $189,900
24. 2022-05-20
    soldstatus $147,500
25. 2022-05-19
    soldstatus $147,500
26. 2021-11-22
    listed $147,500
27. 2015-12-28
    soldstatus $44,900
28. 2015-10-24
    listed $44,900

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $15,627
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − Depreciation: −$4,916
• Taxable loss: −$4,636
• Est. tax savings @ 24.0%: +$1,113
• After-tax cash flow: $-557/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: Harrison School District
• NCES district ID: 0507380
• Math proficiency: 53% ▼ -9.00%
• Reading proficiency: 54% ▼ -6.00%
• Median HH income: $37,726
• Composite: 44.51/100
• National rank: #2796
• State rank: #11 of 238 in AR

Livability — Harrison

• Score: 70/100
• State rank: #52
• US rank: #7654

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harrison, AR
• Population (ZIP): 30,180

Population outlook (Boone County) Hauer SSP2

• Today (2025): 37,238 people
• By 2030: 36,808 · -1.2%
• By 2040: 35,597 · -4.4%
• By 2050: 34,197 · -8.2%
• By 2075: 30,503 · -18.1%
• By 2100: 25,797 · -30.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Boone

• 2024 margin: Solid R (+65.0) · D 16.7% · R 81.6% · Other 1.7%
• 2008→2024 swing: -25.3pp toward R · 2008: -39.7pp · 2024: -65.0pp
• All cycles: 2024: R+65.0 2020: R+61.9 2016: R+58.5 2012: R+48.0 2008: R+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.92%
• Current HPI: 247.043
• 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

+276.4% since first listed

11 events — show timeline

• 2026-04-30 Price Changed $169,000 NWARMLS
• 2026-04-06 Relisted — NWARMLS
• 2026-04-03 Delisted — NWARMLS
• 2025-12-11 Price Changed $175,000 NWARMLS
• 2025-10-02 Listed $189,900 NWARMLS
• 2025-08-29 Price Changed $189,900 NWARMLS
• 2022-05-20 Sold (Public Records) $147,500 Public Records
• 2022-05-19 Sold (MLS) $147,500 NWARMLS
• 2021-11-22 Listed $147,500 NWARMLS
• 2015-12-28 Sold (MLS) $44,900 NWARMLS
• 2015-10-24 Listed $44,900 NWARMLS

Property tax history

-16.9%/yr

Latest (2025): $74 · -57.6% YoY. Source: county tax records.