9067 Highway 62 W · Batavia, AR 72601

$133,000

3 bd · 2.0 ba · 784 sqft · SingleFamily public records · 35 Days on market

Built 2009 $170/sqft · 34% below area

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Why this score? — see what drove the F 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 +7.5/30.0
• ARV discount +7.5/15.0
• Appreciation +4.0/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.6/10.0

Listing remarks MLS

How says 3 bedroom there is another house on the property. There is two storage buildings and a barn structures are older property has over 600 foot water well property sets on two parcels approximately 2.6 acres large timber red and white oak seven minutes from town and walmart property is secluded off of main highway nearly everything on the property goes with it other than vehicles or things and things In one single storage unit thank you for looking.

Key facts

• Built 2009
• Listed 35 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $133k.

Deal economics

• At list price, monthly cash flow is $-167 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $109k (18.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (28.4% below list).
• Recommended offer: $95k (28.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Alpena School District (rural): math 35% / reading 34% proficiency, ranked #122 of 238 in AR (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 437 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 $920 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 35 days — a 3% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $95,169 (28.4% 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 35 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.72% ✗
• Cap rate: 4.78%
• Cash-on-cash: -5.39%
• DSCR: 0.76
• GRM: 11.6

CMA / ARV

• ARV (median comp): $282,002
• List price: $133,000
• Delta: -52.84%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.0%
• Equity multiple: 0.30×
• Total profit: $-26,101
• Equity at exit: $26,311

10-year hold

• IRR: -11.1%
• Equity multiple: 0.17×
• Total profit: $-30,936
• Equity at exit: $22,945

Cash invested: $37,240 (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: 437
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $952 medium
• Mortgage (P&I): −$697
• Tax est. 1.5%: −$166 /mo · $1,995/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $-167

Break-even live

Break-even rent $1,163

Max offer price $108,792

Occupancy floor —

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: $33,250
• Closing costs: $3,990
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $133,000 Active 35 DOM
2. 2026-06-18
   days on market $133,000 Active 34 DOM
3. 2026-06-17
   days on market $133,000 Active 33 DOM
4. 2026-06-16
   days on market $133,000 Active 32 DOM
5. 2026-06-15
   days on market $133,000 Active 31 DOM
6. 2026-06-14
   days on market $133,000 Active 29 DOM
7. 2026-06-12
   days on market $133,000 Active 28 DOM
8. 2026-06-09
   days on market $133,000 Active 25 DOM
9. 2026-06-08
   days on market $133,000 Active 24 DOM
10. 2026-06-07
    days on market $133,000 Active 23 DOM
11. 2026-06-05
    days on market $133,000 Active 21 DOM
12. 2026-06-04
    days on market $133,000 Active 19 DOM
13. 2026-06-02
    days on market $133,000 Active 18 DOM
14. 2026-06-01
    days on market $133,000 Active 17 DOM
15. 2026-05-31
    days on market $133,000 Active 16 DOM
16. 2026-05-31
    days on market $133,000 Active 15 DOM
17. 2026-05-12
    listed $133,000 Active 458-char remark

    Show marketing remark (458 chars)

    How says 3 bedroom there is another house on the property. There is two storage buildings and a barn structures are older property has over 600 foot water well property sets on two parcels approximately 2.6 acres large timber red and white oak seven minutes from town and walmart property is secluded off of main highway nearly everything on the property goes with it other than vehicles or things and things In one single storage unit thank you for looking.

18. 2026-05-11
    listed $133,000 Active 458-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $11,420
• − Mortgage interest: −$7,450
• − Property taxes: −$1,995
• − Insurance: −$665
• − Repairs & maintenance: −$914
• − Management: −$914
• − Depreciation: −$3,869
• Taxable loss: −$4,386
• Est. tax savings @ 24.0%: +$1,053
• After-tax cash flow: $-955/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: Alpena School District
• NCES district ID: 0502280
• Math proficiency: 35% ▼ -19.00%
• Reading proficiency: 34% ▼ -14.00%
• Median HH income: $39,637
• Composite: 28.95/100
• National rank: #6628
• State rank: #122 of 238 in AR

Livability — Batavia

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-12 Listed $133,000 FSBO.com
• 2026-05-11 Listed $133,000 Fizber.com

Property tax history

+3.9%/yr

Latest (2025): $60 · +6.9% YoY. Source: county tax records.