1107 Katie Ln · White Hall, AR 71602

$107,000

2 bd · 2.0 ba · 2,155 sqft · SingleFamily public records · 135 Days on market

3.30 ac lot $50/sqft · 49% below area Est $209k · 49% under ↓ 27% 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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +5.3/10.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this unique as-is investment opportunity! This spacious 2-bedroom, 2-bath tri-level home offers incredible potential for the right buyer. Nestled on just over three acres, this property provides ample space, privacy, and room to grow. The home features a functional layout with a living room and sunroom on the main level, perfect for entertaining or relaxing with a view of the surrounding land. Upstairs, you'll find a versatile bedroom currently being used as a workout room. The bottom level includes a second bedroom, a full bathroom, kitchen, and laundry room/ Additional highlights include a carport with attached storage—ideal for tools, outdoor equipment, or hobby gear. With a bit of TLC, this home could be transformed into a great primary residence, rental property, or weekend retreat. Plenty of potential and land to work with this is an excellent opportunity for investors or handy homeowners!

Key facts

• Versatile bedroom
• Sunroom
• Functional layout

Tags

• INVESTMENT OPPORTUNITY
• FUNCTIONAL LAYOUT
• SUNROOM
• ATTACHED STORAGE
• VERSATILE BEDROOM
• AMPLE SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $107k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $107k).
• Recommended offer: $94k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 4.0% in White Hall — 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 (#20 in AR) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• White Hall School District (rural): math 36% / reading 38% proficiency, ranked #86 of 238 in AR (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 90 active listings in the ZIP; 62 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $740 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Jefferson County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $18k (14%) 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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. 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: 1.03% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.32%
• DSCR: 1.41
• GRM: 8.1

CMA / ARV

• ARV (median comp): $209,311
• List price: $107,000
• Delta: -48.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
908 Gamble Rd	0.39mi	3/2.0 (+1)	2,304 (+7%)	4mo	$268,500	$117	62
312 Terry Pond Cv	0.67mi	3/2.0 (+1)	2,183 (+1%)	16mo	$305,000	$140	49

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-2,559
• Equity at exit: $15,954

10-year hold

• IRR: 7.4%
• Equity multiple: 1.56×
• Total profit: $16,670
• Equity at exit: $9,251

Cash invested: $29,960 (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 71602

• Home prices YoY: -7.8%
• Active inventory: 90
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,098 medium
• Mortgage (P&I): −$561
• Tax from tax record: −$29 /mo · $349/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $233

Break-even live

Break-even rent $803

Max offer price $107,000

Occupancy floor 74%

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: $26,750
• Closing costs: $3,210
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $107,000 Active 135 DOM
2. 2026-06-18
   days on market $107,000 Active 134 DOM
3. 2026-06-17
   days on market $107,000 Active 133 DOM
4. 2026-06-16
   days on market $107,000 Active 132 DOM
5. 2026-06-15
   days on market $107,000 Active 131 DOM
6. 2026-06-14
   days on market $107,000 Active 129 DOM
7. 2026-06-12
   days on market $107,000 Active 128 DOM
8. 2026-06-09
   days on market $107,000 Active 125 DOM
9. 2026-06-08
   days on market $107,000 Active 124 DOM
10. 2026-06-07
    days on market $107,000 Active 123 DOM
11. 2026-06-05
    days on market $107,000 Active 120 DOM
12. 2026-06-03
    days on market $107,000 Active 119 DOM
13. 2026-06-02
    days on market $107,000 Active 118 DOM
14. 2026-06-01
    days on market $107,000 Active 117 DOM
15. 2026-05-31
    days on market $107,000 Active 116 DOM
16. 2026-05-30
    days on market $107,000 Active 115 DOM
17. 2026-05-13
    price $107,000 925-char remark

    Show marketing remark (925 chars)

    Don't miss this unique as-is investment opportunity! This spacious 2-bedroom, 2-bath tri-level home offers incredible potential for the right buyer. Nestled on just over three acres, this property provides ample space, privacy, and room to grow. The home features a functional layout with a living room and sunroom on the main level, perfect for entertaining or relaxing with a view of the surrounding land. Upstairs, you'll find a versatile bedroom currently being used as a workout room. The bottom level includes a second bedroom, a full bathroom, kitchen, and laundry room/ Additional highlights include a carport with attached storage—ideal for tools, outdoor equipment, or hobby gear. With a bit of TLC, this home could be transformed into a great primary residence, rental property, or weekend retreat. Plenty of potential and land to work with this is an excellent opportunity for investors or handy homeowners!

18. 2026-05-04
    status Back on Market 925-char remark

    Show marketing remark (925 chars)

    Don't miss this unique as-is investment opportunity! This spacious 2-bedroom, 2-bath tri-level home offers incredible potential for the right buyer. Nestled on just over three acres, this property provides ample space, privacy, and room to grow. The home features a functional layout with a living room and sunroom on the main level, perfect for entertaining or relaxing with a view of the surrounding land. Upstairs, you'll find a versatile bedroom currently being used as a workout room. The bottom level includes a second bedroom, a full bathroom, kitchen, and laundry room/ Additional highlights include a carport with attached storage—ideal for tools, outdoor equipment, or hobby gear. With a bit of TLC, this home could be transformed into a great primary residence, rental property, or weekend retreat. Plenty of potential and land to work with this is an excellent opportunity for investors or handy homeowners!

19. 2026-05-03
    historical 925-char remark

    Show marketing remark (925 chars)

    Don't miss this unique as-is investment opportunity! This spacious 2-bedroom, 2-bath tri-level home offers incredible potential for the right buyer. Nestled on just over three acres, this property provides ample space, privacy, and room to grow. The home features a functional layout with a living room and sunroom on the main level, perfect for entertaining or relaxing with a view of the surrounding land. Upstairs, you'll find a versatile bedroom currently being used as a workout room. The bottom level includes a second bedroom, a full bathroom, kitchen, and laundry room/ Additional highlights include a carport with attached storage—ideal for tools, outdoor equipment, or hobby gear. With a bit of TLC, this home could be transformed into a great primary residence, rental property, or weekend retreat. Plenty of potential and land to work with this is an excellent opportunity for investors or handy homeowners!

20. 2026-02-02
    listed $125,000 New Listing 925-char remark

    Show marketing remark (925 chars)

    Don't miss this unique as-is investment opportunity! This spacious 2-bedroom, 2-bath tri-level home offers incredible potential for the right buyer. Nestled on just over three acres, this property provides ample space, privacy, and room to grow. The home features a functional layout with a living room and sunroom on the main level, perfect for entertaining or relaxing with a view of the surrounding land. Upstairs, you'll find a versatile bedroom currently being used as a workout room. The bottom level includes a second bedroom, a full bathroom, kitchen, and laundry room/ Additional highlights include a carport with attached storage—ideal for tools, outdoor equipment, or hobby gear. With a bit of TLC, this home could be transformed into a great primary residence, rental property, or weekend retreat. Plenty of potential and land to work with this is an excellent opportunity for investors or handy homeowners!

21. 2026-02-02
    historical

    Show marketing remark (925 chars)

    Don't miss this unique as-is investment opportunity! This spacious 2-bedroom, 2-bath tri-level home offers incredible potential for the right buyer. Nestled on just over three acres, this property provides ample space, privacy, and room to grow. The home features a functional layout with a living room and sunroom on the main level, perfect for entertaining or relaxing with a view of the surrounding land. Upstairs, you'll find a versatile bedroom currently being used as a workout room. The bottom level includes a second bedroom, a full bathroom, kitchen, and laundry room/ Additional highlights include a carport with attached storage—ideal for tools, outdoor equipment, or hobby gear. With a bit of TLC, this home could be transformed into a great primary residence, rental property, or weekend retreat. Plenty of potential and land to work with this is an excellent opportunity for investors or handy homeowners!

22. 2025-05-05
    listed $147,500 New Listing

ⓘ 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: $349 · $29/mo
• Projected year-2 tax: $685 · $57/mo
• Expected delta: +$336/yr (+$28/mo · 96.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $13,178
• − Mortgage interest: −$5,994
• − Property taxes: −$349
• − Insurance: −$535
• − Repairs & maintenance: −$1,054
• − Management: −$1,054
• − Depreciation: −$3,113
• Taxable income: $1,080
• Est. tax owed @ 24.0%: −$259
• After-tax cash flow: $2,535/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: White Hall School District
• NCES district ID: 0514140
• Math proficiency: 36% ▼ -12.00%
• Reading proficiency: 38% ▼ -13.00%
• Median HH income: $51,633
• Composite: 32.16/100
• National rank: #5788
• State rank: #86 of 238 in AR

Livability — White Hall

• Score: 73/100
• State rank: #20
• US rank: #5275

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: White Hall, AR
• Population (ZIP): 15,922

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 63,110 people
• By 2030: 58,519 · -7.3%
• By 2040: 49,740 · -21.2%
• By 2050: 42,331 · -32.9%
• By 2075: 29,591 · -53.1%
• By 2100: 21,047 · -66.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 58% Black 32% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Jefferson

• 2024 margin: Strong D (+20.1) · D 59.2% · R 39.2% · Other 1.6%
• 2008→2024 swing: -6.2pp toward R · 2008: 26.3pp · 2024: 20.1pp
• All cycles: 2024: D+20.1 2020: D+21.7 2016: D+25.3 2012: D+29.0 2008: D+26.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.84%
• Current HPI: 223.9305
• 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

-27.5% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $107,000 CARMLS
• 2026-05-04 Relisted — CARMLS
• 2026-05-03 Listing Removed — CARMLS
• 2026-02-02 Listed $125,000 CARMLS
• 2026-02-02 Listing Removed — CARMLS
• 2025-05-05 Listed $147,500 CARMLS

Property tax history

-3.7%/yr

Latest (2025): $349 · -22.2% YoY. Source: county tax records.