103 Dyson Rd · Austin, AR 72007

$171,500

4 bd · 1.5 ba · 2,079 sqft · SingleFamily public records · 19 Days on market

Built 1976 1.59 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 +23.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +5.2/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful country setting with acreage. Large full fenced yard. House is split level with 4 bedrooms/1 Bath upstairs; Living Rm, Kitchen and Dining on main level and Bonus Rm and 1/2 BA with Laundry on Lower level. Spacious 2 car garage. Back Deck overlooks a large backyard. If space is what you want, this is it. Priced to sell. See agent remarks.

Key facts

• Updated electrical
• Fresh paint
• New ceiling fans

Tags

• NEW ROOF
• UPDATED ELECTRICAL
• NEWER WATER HEATER
• FRESH PAINT
• UPDATED FLOORING
• NEW CEILING FANS

Property features AI

Finance

• Financial info: Financing options may include conventional loan or cash

Exterior

• Parking: 2-car parking
• Utilities: Private well; Septic system; Electric service (municipal with Entergy)
• Home design: Rock and frame exterior
• Construction: Crawl space foundation; Architectural shingle roof
• Exterior features: Deck; Porch; Fully fenced yard; Outside storage area; Chain link fencing; Paved road access; Sloped, rural lot; not in a subdivision

Interior

• Kitchen: Surface range; Wall oven; Dishwasher; Garbage disposal
• Flooring: Carpet; Wood; Vinyl; Concrete
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heat (electric); Central cooling (electric)
• Interior features: Ceiling fan(s); Breakfast bar; Washer connection; Electric water heater; Wood-burning fireplace (site-built); Sheetrock and paneling walls/ceilings
• Laundry & utility: Washer connection

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $172k).
• Recommended offer: $169k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.6% in Austin — 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 73/100 on livability (#21 in AR) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Cabot School District (suburban): math 48% / reading 43% proficiency, ranked #29 of 238 in AR (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 59 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 185 units permitted in Lonoke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Lonoke County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 9 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 $130k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $168,927 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.02% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.73%
• DSCR: 1.34
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.5%
• Equity multiple: 0.83×
• Total profit: $-8,130
• Equity at exit: $25,571

10-year hold

• IRR: 5.1%
• Equity multiple: 1.38×
• Total profit: $18,119
• Equity at exit: $14,828

Cash invested: $48,020 (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 72007

• Home prices YoY: -7.9%
• Active inventory: 59
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$899
• Tax from tax record: −$102 /mo · $1,228/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $309

Break-even live

Break-even rent $1,358

Max offer price $171,500

Occupancy floor 77%

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: $42,875
• Closing costs: $5,145
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2912 Highway 319 W Austin, AR	3.0	2.0	1992	$1,750	$0.88	14d	1	0.29mi

Listing history 15 events

1. 2026-06-18
   days on market $171,500 Active 19 DOM
2. 2026-06-17
   days on market $171,500 Active 18 DOM
3. 2026-06-16
   days on market $171,500 Active 17 DOM
4. 2026-06-15
   days on market $171,500 Active 16 DOM
5. 2026-06-14
   days on market $171,500 Active 14 DOM
6. 2026-06-10
   days on market $171,500 Active 11 DOM
7. 2026-06-09
   days on market $171,500 Active 10 DOM
8. 2026-06-08
   days on market $171,500 Active 9 DOM
9. 2026-06-07
   statusdays on market $171,500 Active 8 DOM
10. 2026-06-05
    days on market $171,500 New Listing 5 DOM
11. 2026-06-03
    days on market $171,500 New Listing 4 DOM
12. 2026-06-02
    days on market $171,500 New Listing 3 DOM
13. 2026-06-01
    days on market $171,500 New Listing 2 DOM
14. 2026-05-31
    remarks 531-char remark
15. 2026-05-31
    listed $171,500 New Listing 1 DOM

ⓘ 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: $1,228 · $102/mo
• Projected year-2 tax: $1,228 · $102/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,000
• − Mortgage interest: −$9,607
• − Property taxes: −$1,228
• − Insurance: −$858
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$4,989
• Taxable income: $959
• Est. tax owed @ 24.0%: −$230
• After-tax cash flow: $3,482/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: Cabot School District
• NCES district ID: 0503750
• Math proficiency: 48% ▼ -14.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $55,993
• Composite: 39.66/100
• National rank: #3912
• State rank: #29 of 238 in AR

Livability — Austin

• Score: 73/100
• State rank: #21
• US rank: #5280

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 9,945
• Population (ZIP): 9,945

Population outlook (Lonoke County) Hauer SSP2

• Today (2025): 78,072 people
• By 2030: 80,673 · +3.3%
• By 2040: 84,977 · +8.8%
• By 2050: 87,778 · +12.4%
• By 2075: 91,398 · +17.1%
• By 2100: 87,858 · +12.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 3% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 3% Italian 1% Portuguese 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 96% English-only · Spanish 1% Vietnamese 1%

Political lean MEDSL · Lonoke

• 2024 margin: Solid R (+53.7) · D 22.2% · R 75.8% · Other 2.0%
• 2008→2024 swing: -6.2pp toward R · 2008: -47.5pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+52.8 2016: R+53.3 2012: R+50.9 2008: R+47.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.87%
• Current HPI: 196.9424
• 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

+168.0% since first listed

30 events — show timeline

• 2026-05-30 Listed $171,500 CARMLS
• 2024-04-26 Sold (MLS) $130,000 CARMLS
• 2024-03-23 Pending — CARMLS
• 2024-03-22 Pending — CARMLS
• 2024-03-13 Listed $124,900 CARMLS
• 2023-04-12 Listing Removed — CARMLS
• 2023-03-13 Price Changed $180,000 CARMLS
• 2023-03-13 Relisted — CARMLS
• 2023-02-22 Contingent — CARMLS
• 2023-01-31 Price Changed $169,500 CARMLS
• 2023-01-04 Relisted — CARMLS
• 2023-01-02 Contingent — CARMLS
• 2022-08-03 Price Changed $179,103 CARMLS
• 2022-07-23 Price Changed $210,000 CARMLS
• 2022-07-13 Listed $240,000 CARMLS
• 2017-03-07 Sold (Public Records) $127,000 Public Records
• 2017-03-06 Pending — CARMLS
• 2017-03-03 Sold (MLS) $127,000 CARMLS
• 2017-01-17 Contingent — CARMLS
• 2017-01-10 Relisted — CARMLS
• 2016-12-29 Contingent — CARMLS
• 2016-12-20 Listed $129,000 CARMLS
• 2016-12-14 Listing Removed — CARMLS
• 2016-11-01 Price Changed $129,000 CARMLS
• 2016-09-13 Listed $139,900 CARMLS
• 2016-09-11 Listing Removed — CARMLS
• 2016-07-16 Price Changed $139,900 CARMLS
• 2016-06-22 Price Changed $149,900 CARMLS
• 2016-06-10 Listed $165,000 CARMLS
• 1981-07-28 Sold (Public Records) $64,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,228 · +0.0% YoY. Source: county tax records.