15547 Highway 123 · Hagarville, AR 72839

$55,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 305 Days on market

Built 1991 1.60 ac lot $44/sqft · 72% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.1/5.0

Listing remarks MLS

Peaceful Country Living with Endless Possibilities If you’ve been dreaming of a quiet place in the country to make your own, this 3-bedroom, 1-bath home on 1.60 acres is full of potential. Surrounded by trees, nature, and plenty of wildlife, it offers the perfect backdrop for a peaceful lifestyle. The home does need some work, but with a little TLC, it could be absolutely adorable. A detached shop gives you space for hobbies, projects, or storage, and the property’s private well is ideal for watering plants, a garden, or landscaping. Bring your vision and a little elbow grease and turn this property into your dream country escape! Home is being sold AS IS.

Key facts

• 1.60 acres
• Private well
• Detached shop

Tags

• DETACHED SHOP
• PRIVATE WELL
• 1.60 ACRES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 42/100 on livability (#526 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Lamar School District (rural): math 32% / reading 30% proficiency, ranked #152 of 238 in AR (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 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 $2k of equity ($380 loan paydown + $2k appreciation (3.0% local appreciation)).
• Johnson County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 305 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $70k (56%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $29k; list at $55k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 305 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. 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.
6. 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.
7. 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: 1.86% ✓
• Cap rate: 15.67%
• Cash-on-cash: 33.50%
• DSCR: 2.49
• GRM: 4.5

CMA / ARV

• ARV (median comp): $194,374
• List price: $55,000
• Delta: -71.70%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15701 Ar-123	0.15mi	3/1.0	1,080 (-14%)	17mo	$145,000	$134	56
14900 Hwy 123	0.62mi	2/1.0 (-1)	1,248 (0%)	18mo	$190,000	$152	51

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

Projected returns pro-forma

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

5-year hold

• IRR: 39.2%
• Equity multiple: 3.21×
• Total profit: $34,023
• Equity at exit: $24,730

10-year hold

• IRR: 39.2%
• Equity multiple: 6.37×
• Total profit: $82,774
• Equity at exit: $38,112

Cash invested: $15,400 (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 72839

• Active inventory: 4
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,025 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $430

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 53%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-12
   statusdays on market $55,000 Under Contract 305 DOM
2. 2026-06-09
   days on market $55,000 Price Change 304 DOM
3. 2026-06-09
   pricestatus $55,000 Price Change 303 DOM
4. 2026-06-08
   days on market $75,000 Active 303 DOM
5. 2026-06-07
   days on market $75,000 Active 302 DOM
6. 2026-06-05
   days on market $75,000 Active 300 DOM
7. 2026-06-04
   days on market $75,000 Active 298 DOM
8. 2026-06-02
   days on market $75,000 Active 297 DOM
9. 2026-06-01
   days on market $75,000 Active 296 DOM
10. 2026-05-31
    days on market $75,000 Active 295 DOM
11. 2026-05-31
    days on market $75,000 Active 294 DOM
12. 2026-04-24
    price $75,000 676-char remark

    Show marketing remark (676 chars)

    Peaceful Country Living with Endless Possibilities If you’ve been dreaming of a quiet place in the country to make your own, this 3-bedroom, 1-bath home on 1.60 acres is full of potential. Surrounded by trees, nature, and plenty of wildlife, it offers the perfect backdrop for a peaceful lifestyle. The home does need some work, but with a little TLC, it could be absolutely adorable. A detached shop gives you space for hobbies, projects, or storage, and the property’s private well is ideal for watering plants, a garden, or landscaping. Bring your vision and a little elbow grease and turn this property into your dream country escape! Home is being sold AS IS.

13. 2026-04-23
    price $75,000 683-char remark

    Show marketing remark (683 chars)

    Peaceful Country Living with Endless Possibilities If you’ve been dreaming of a quiet place in the country to make your own, this 3-bedroom, 1-bath home on 1.60 acres is full of potential. Surrounded by trees, nature, and plenty of wildlife, it offers the perfect backdrop for a peaceful lifestyle. The home does need some work, but with a little TLC, it could be absolutely adorable. A detached shop gives you space for hobbies, projects, or storage, and the property’s private well is ideal for watering plants, a garden, or landscaping. Bring your vision and a little elbow grease and turn this property into your dream country escape! Property is being sold AS IS

14. 2025-11-15
    price $95,000 676-char remark

    Show marketing remark (676 chars)

    Peaceful Country Living with Endless Possibilities If you’ve been dreaming of a quiet place in the country to make your own, this 3-bedroom, 1-bath home on 1.60 acres is full of potential. Surrounded by trees, nature, and plenty of wildlife, it offers the perfect backdrop for a peaceful lifestyle. The home does need some work, but with a little TLC, it could be absolutely adorable. A detached shop gives you space for hobbies, projects, or storage, and the property’s private well is ideal for watering plants, a garden, or landscaping. Bring your vision and a little elbow grease and turn this property into your dream country escape! Home is being sold AS IS.

15. 2025-11-14
    price $95,000 683-char remark

    Show marketing remark (683 chars)

    Peaceful Country Living with Endless Possibilities If you’ve been dreaming of a quiet place in the country to make your own, this 3-bedroom, 1-bath home on 1.60 acres is full of potential. Surrounded by trees, nature, and plenty of wildlife, it offers the perfect backdrop for a peaceful lifestyle. The home does need some work, but with a little TLC, it could be absolutely adorable. A detached shop gives you space for hobbies, projects, or storage, and the property’s private well is ideal for watering plants, a garden, or landscaping. Bring your vision and a little elbow grease and turn this property into your dream country escape! Property is being sold AS IS

16. 2025-09-30
    price $110,000 676-char remark

    Show marketing remark (683 chars)

    Peaceful Country Living with Endless Possibilities If you’ve been dreaming of a quiet place in the country to make your own, this 3-bedroom, 1-bath home on 1.60 acres is full of potential. Surrounded by trees, nature, and plenty of wildlife, it offers the perfect backdrop for a peaceful lifestyle. The home does need some work, but with a little TLC, it could be absolutely adorable. A detached shop gives you space for hobbies, projects, or storage, and the property’s private well is ideal for watering plants, a garden, or landscaping. Bring your vision and a little elbow grease and turn this property into your dream country escape! Property is being sold AS IS

17. 2025-09-30
    price $110,000 683-char remark

    Show marketing remark (683 chars)

    Peaceful Country Living with Endless Possibilities If you’ve been dreaming of a quiet place in the country to make your own, this 3-bedroom, 1-bath home on 1.60 acres is full of potential. Surrounded by trees, nature, and plenty of wildlife, it offers the perfect backdrop for a peaceful lifestyle. The home does need some work, but with a little TLC, it could be absolutely adorable. A detached shop gives you space for hobbies, projects, or storage, and the property’s private well is ideal for watering plants, a garden, or landscaping. Bring your vision and a little elbow grease and turn this property into your dream country escape! Property is being sold AS IS

18. 2025-08-08
    listed $125,000 New Listing 676-char remark

    Show marketing remark (683 chars)

    Peaceful Country Living with Endless Possibilities If you’ve been dreaming of a quiet place in the country to make your own, this 3-bedroom, 1-bath home on 1.60 acres is full of potential. Surrounded by trees, nature, and plenty of wildlife, it offers the perfect backdrop for a peaceful lifestyle. The home does need some work, but with a little TLC, it could be absolutely adorable. A detached shop gives you space for hobbies, projects, or storage, and the property’s private well is ideal for watering plants, a garden, or landscaping. Bring your vision and a little elbow grease and turn this property into your dream country escape! Property is being sold AS IS

19. 2025-08-08
    listed $125,000 Active 683-char remark

    Show marketing remark (683 chars)

    Peaceful Country Living with Endless Possibilities If you’ve been dreaming of a quiet place in the country to make your own, this 3-bedroom, 1-bath home on 1.60 acres is full of potential. Surrounded by trees, nature, and plenty of wildlife, it offers the perfect backdrop for a peaceful lifestyle. The home does need some work, but with a little TLC, it could be absolutely adorable. A detached shop gives you space for hobbies, projects, or storage, and the property’s private well is ideal for watering plants, a garden, or landscaping. Bring your vision and a little elbow grease and turn this property into your dream country escape! Property is being sold AS IS

20. 2019-01-16
    soldstatus $29,000
21. 2019-01-16
    soldstatus $29,000
22. 2019-01-16
    soldstatus $29,000
23. 2018-10-16
    listed $29,000
24. 2018-10-16
    listed $29,000
25. 1998-12-18
    soldstatus $32,000

ⓘ 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 5/10 Major 6 d/yr ≥111°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,304
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$984
• − Management: −$984
• − Depreciation: −$1,600
• Taxable income: $4,555
• Est. tax owed @ 24.0%: −$1,093
• After-tax cash flow: $4,066/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: Lamar School District
• NCES district ID: 0508700
• Math proficiency: 32% ▼ -18.00%
• Reading proficiency: 30% ▼ -9.00%
• Median HH income: $34,106
• Composite: 25.53/100
• National rank: #7432
• State rank: #152 of 238 in AR

Livability — Hagarville

• Score: 42/100
• State rank: #526
• US rank: #27017

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 449

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Iranian 12% Italian 2% Lithuanian 2%

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: —
• Current HPI: —
• 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

+134.4% since first listed

14 events — show timeline

• 2026-04-24 Price Changed $75,000 CARMLS
• 2026-04-23 Price Changed $75,000 NWARMLS
• 2025-11-15 Price Changed $95,000 CARMLS
• 2025-11-14 Price Changed $95,000 NWARMLS
• 2025-09-30 Price Changed $110,000 CARMLS
• 2025-09-30 Price Changed $110,000 NWARMLS
• 2025-08-08 Listed $125,000 NWARMLS
• 2025-08-08 Listed $125,000 CARMLS
• 2019-01-16 Sold (Public Records) $29,000 Public Records
• 2019-01-16 Sold (MLS) $29,000 NWARMLS
• 2019-01-16 Sold (MLS) $29,000 WRVBOR
• 2018-10-16 Listed $29,000 NWARMLS
• 2018-10-16 Listed $29,000 WRVBOR
• 1998-12-18 Sold (Public Records) $32,000 Public Records

Property tax history

-33.0%/yr

Latest (2025): $24 · -80.5% YoY. Source: county tax records.