1839 Bunch Springs Rd · Berryville, AR 72616

$220,000

5 bd · 2.0 ba · 2,194 sqft · SingleFamily public records · 21 Days on market

Built 1985 2.30 ac lot

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +9.5/30.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• DSCR +2.7/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0

Listing remarks

Check out this 5BR, 2BA, home on 2.3 acres located just outside Berryville city limits and within 250 feet of the Osage Creek. Paved road takes you within 2/10 of a mile to this property with end of the road privacy with only 2 neighbors past it. Home could use some updating but has a newer septic system, wood deck, gutters, & HVAC installed in 2020. There is a 10x20 green house, 10x16 storage shed, and well house. Owner says there is a small cave and a foundation for an art studio. The Kitchen, Dinning, and Living area is a large open space with 3BR's, 2BA on main level and 2 more BR's upstairs. Large windows overlook the view to the South. Come enjoy the peace and quiet of country l

Key facts

• Wood deck
• Newer septic system
• 2.3 acres

Tags

• 2.3 ACRES
• NEWER SEPTIC SYSTEM
• WOOD DECK
• HVAC INSTALLED IN 2020
• 10X20 GREEN HOUSE
• 10X16 STORAGE SHED

Property features AI

Finance

• Financial info: Annual tax information provided
• HOA & community: Association fee listed as monthly

Exterior

• Parking: Gravel driveway parking
• Security: Smoke detectors
• Utilities: Electricity available; Propane; Well water; Septic (septic tank)
• Home design: Two-story home
• Construction: Wood siding; Asphalt shingle roof; Block foundation with crawlspace
• Exterior features: Deck; Gravel driveway; Partial wire fencing; Outside city limits, rural and wooded lot with sloped terrain; Storage structure

Interior

• Kitchen: Propane range; Propane oven; Refrigerator
• Bedrooms: Main level bedrooms (two): ~9'10"x13'6" and 10'x15'; Second level bedrooms (two): ~10'10"x14' and 10'10"x10'9"
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: Two full bathrooms; Main level bathroom (~10'x5'9")
• Heating & cooling: Central heating (propane); Central air conditioning
• Interior features: Attic; Ceiling fans; Storage; Wood burning stove in the living room; One fireplace
• Laundry & utility: Washer; Dryer; Utility room on main level (~10'6"x13'4")

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-153 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (33.5% below list).
• Recommended offer: $146k (33.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.2% in Berryville — 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 67/100 on livability (#103 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime C-, amenities F, commute F.
• Berryville School District (town): math 31% / reading 31% proficiency, ranked #148 of 238 in AR (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Berryville Elementary School (478 students, 73% FRL); Berryville Middle School (math 27% / reading 31%, grade F, #146 of 201 statewide, top 74%, 428 students, 71% FRL); Berryville High School (math 23% / reading 38%, grade F, #134 of 292 statewide, top 47%, 545 students, 69% FRL) — zoned schools average 71% FRL vs 53% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 118 active listings in the ZIP; 30 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Carroll County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $69k; list at $220k implies a 219% 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 $146,286 (33.5% 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. 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. 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: 0.66% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.99%
• DSCR: 0.87
• GRM: 12.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.1%
• Equity multiple: 2.78×
• Total profit: $109,937
• Equity at exit: $198,193

10-year hold

• IRR: 19.9%
• Equity multiple: 6.38×
• Total profit: $331,218
• Equity at exit: $427,412

Cash invested: $61,600 (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 72616

• Home prices YoY: 15.2%
• Active inventory: 118
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,463 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$64 /mo · $765/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $-153

Break-even live

Break-even rent $1,657

Max offer price $192,894

Occupancy floor —

Sensitivity live

Price	-10% $-29	-5% $-91	+0% $-153	+5% $-216	+10% $-278
Rent	-10% $-269	-5% $-211	+0% $-153	+5% $-96	+10% $-38
Rate	-1.0pp $-43	-0.5pp $-97	base $-153	+0.5pp $-210	+1.0pp $-268

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-22
   days on market $220,000 Active 21 DOM
2. 2026-06-21
   days on market $220,000 Active 20 DOM
3. 2026-06-19
   days on market $220,000 Active 18 DOM
4. 2026-06-18
   days on market $220,000 Active 17 DOM
5. 2026-06-17
   days on market $220,000 Active 16 DOM
6. 2026-06-16
   days on market $220,000 Active 15 DOM
7. 2026-06-15
   days on market $220,000 Active 14 DOM
8. 2026-06-14
   days on market $220,000 Active 12 DOM
9. 2026-06-12
   days on market $220,000 Active 11 DOM
10. 2026-06-09
    days on market $220,000 Active 8 DOM
11. 2026-06-08
    days on market $220,000 Active 7 DOM
12. 2026-06-07
    days on market $220,000 Active 6 DOM
13. 2026-06-04
    days on market $220,000 Active 2 DOM
14. 2026-06-01
    pricestatusdays on marketlisting id $220,000 Active 1 DOM
15. 2026-04-20
    price $239,000 970-char remark
16. 2026-02-26
    listed $275,000 Active 970-char remark
17. 1992-06-22
    soldstatus $69,000

ⓘ 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: $765 · $64/mo
• Projected year-2 tax: $1,408 · $117/mo
• Expected delta: +$643/yr (+$54/mo · 84.1%)

ⓘ 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 4/10 Moderate 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $17,554
• − Mortgage interest: −$12,323
• − Property taxes: −$765
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,404
• − Management: −$1,404
• − Depreciation: −$6,400
• Taxable loss: −$5,843
• Est. tax savings @ 24.0%: +$1,402
• After-tax cash flow: $-439/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: Berryville School District
• NCES district ID: 0503150
• Math proficiency: 31% ▼ -12.00%
• Reading proficiency: 31% ▼ -11.00%
• Median HH income: $37,169
• Composite: 25.81/100
• National rank: #7360
• State rank: #148 of 238 in AR

Livability — Berryville

• Score: 67/100
• State rank: #103
• US rank: #10632

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,046

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 28,014 people
• By 2030: 28,006 · +-0.0%
• By 2040: 28,242 · +0.8%
• By 2050: 29,169 · +4.1%
• By 2075: 33,935 · +21.1%
• By 2100: 39,497 · +41.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Two or more races 27% Hispanic / Latino 18% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 1% Italian 1% Scottish 1%
• Foreign-born: 10% · Canada
• Languages at home: 83% English-only · Spanish 11% German/W. Germanic 3% Other Asian/Pacific 2%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+31.7) · D 33.0% · R 64.7% · Other 2.2%
• 2008→2024 swing: -13.6pp toward R · 2008: -18.1pp · 2024: -31.7pp
• All cycles: 2024: R+31.7 2020: R+28.8 2016: R+32.3 2012: R+23.9 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 40.46%
• Current HPI: 306.898
• 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

+218.8% since first listed

3 events — show timeline

• 2026-06-01 Listed $220,000 NWARMLS
• 2026-04-20 Price Changed $239,000 NWARMLS
• 1992-06-22 Sold (Public Records) $69,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $765 · -11.6% YoY. Source: county tax records.