1250 Fry Rd · Marshall, AR 72639

$78,000

2 bd · 2.0 ba · 668 sqft · SingleFamily · 49 Days on market

8.50 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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Appreciation +5.0/10.0
• Livability +3.3/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

8.5 ACRES/UTILITIES ON-SITE/MINUTES TO THE BUFFALO RIVER Looking for a secluded spot that isn't off the grid. This gorgeous property features power and water already connected. Located between Yellville and Mountain Home. Great place to build your forever home or just a getaway or hunting cabin. Property is unrestricted and has an abundance of deer and turkey, great for that hunter in your life. An older mobile home is on the property and could possibly be fixed up. Must see to appreciate the beautiful piece of property.

Key facts

• Utilities on-site
• 8.5 acres
• 8.5 acre lot

Tags

• 8.5 ACRES
• UTILITIES ON-SITE
• POWER AND WATER CONNECTED
• UNRESTRICTED PROPERTY

Property features AI

Finance

• Other: Approximately 8.5 acres; Approx. lot size source: Courthouse / Tax Records
• Financial info: Financing available: Conventional loan or cash

Exterior

• Parking: Parking for 4+ cars
• Utilities: Public water; Municipal electric (Entergy); Wireless internet available
• Home design: Mobile home
• Construction: Metal/Vinyl siding; Metal roof; Not permanent foundation; Built as a mobile unit
• Exterior features: Partially fenced; Dirt road access; Sloped and level lot areas; Livestock allowed

Interior

• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Vinyl floors

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($807 rent vs $78k).
• Recommended offer: $76k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.5% in Marshall — 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 66/100 on livability (#115 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime D-, amenities F.
• Yellville-Summit School District (rural): math 41% / reading 37% proficiency, ranked #90 of 238 in AR (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($539 loan paydown + $2k appreciation (3.0% local appreciation)).
• Searcy County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $5k; list at $78k implies a 1460% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,660 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. Crime grade is D 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?
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: 1.03% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.41%
• DSCR: 1.24
• GRM: 8.1

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: 12.6%
• Equity multiple: 1.72×
• Total profit: $15,678
• Equity at exit: $35,072

10-year hold

• IRR: 14.6%
• Equity multiple: 3.15×
• Total profit: $47,055
• Equity at exit: $54,050

Cash invested: $21,840 (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 72639

• Active inventory: 16
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $807 medium
• Mortgage (P&I): −$409
• Tax est. 1.5%: −$98 /mo · $1,170/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$169
• Net cashflow: $98

Break-even live

Break-even rent $682

Max offer price $78,000

Occupancy floor 83%

Sensitivity live

Price	-10% $152	-5% $125	+0% $98	+5% $71	+10% $45
Rent	-10% $35	-5% $67	+0% $98	+5% $130	+10% $162
Rate	-1.0pp $138	-0.5pp $118	base $98	+0.5pp $78	+1.0pp $58

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $78,000 Active 49 DOM
2. 2026-06-18
   days on market $78,000 Active 48 DOM
3. 2026-06-17
   days on market $78,000 Active 47 DOM
4. 2026-06-16
   days on market $78,000 Active 46 DOM
5. 2026-06-15
   days on market $78,000 Active 45 DOM
6. 2026-06-14
   days on market $78,000 Active 43 DOM
7. 2026-06-12
   days on market $78,000 Active 42 DOM
8. 2026-06-09
   days on market $78,000 Active 39 DOM
9. 2026-06-08
   days on market $78,000 Active 38 DOM
10. 2026-06-07
    days on market $78,000 Active 37 DOM
11. 2026-06-07
    days on market $78,000 Active 36 DOM
12. 2026-06-04
    days on market $78,000 Active 33 DOM
13. 2026-06-02
    days on market $78,000 Active 32 DOM
14. 2026-06-01
    days on market $78,000 Active 31 DOM
15. 2026-05-31
    days on market $78,000 Active 30 DOM
16. 2026-05-31
    days on market $78,000 Active 29 DOM
17. 2026-05-01
    listed $78,000 New Listing 526-char remark
18. 2012-12-17
    soldstatus $5,000
19. 1999-11-24
    soldstatus $11,000

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 19 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: $9,683
• − Mortgage interest: −$4,369
• − Property taxes: −$1,170
• − Insurance: −$390
• − Repairs & maintenance: −$775
• − Management: −$775
• − Depreciation: −$2,269
• Taxable loss: −$64
• Est. tax savings @ 24.0%: +$15
• After-tax cash flow: $1,197/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: Yellville-Summit School District
• NCES district ID: 0514490
• Math proficiency: 41% ▼ -5.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $32,234
• Composite: 31.99/100
• National rank: #5834
• State rank: #90 of 238 in AR

Livability — Marshall

• Score: 66/100
• State rank: #115
• US rank: #11273

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 659

Population outlook (Searcy County) Hauer SSP2

• Today (2025): 7,091 people
• By 2030: 6,656 · -6.1%
• By 2040: 5,868 · -17.2%
• By 2050: 5,250 · -26.0%
• By 2075: 4,407 · -37.9%
• By 2100: 3,834 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Two or more races 29% Hispanic / Latino 1%
• Common ancestry: Italian 17% English 3% Slovak 1%
• Foreign-born: 3%

Political lean MEDSL · Searcy

• 2024 margin: Solid R (+72.2) · D 13.2% · R 85.4% · Other 1.4%
• 2008→2024 swing: -26.3pp toward R · 2008: -45.9pp · 2024: -72.2pp
• All cycles: 2024: R+72.2 2020: R+69.1 2016: R+63.7 2012: R+51.0 2008: R+45.9

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

+609.1% since first listed

3 events — show timeline

• 2026-05-01 Listed $78,000 CARMLS
• 2012-12-17 Sold (Public Records) $5,000 Public Records
• 1999-11-24 Sold (Public Records) $11,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $99 · +8.4% YoY. Source: county tax records.