115 Schafer Dr · Carlisle, AR 72024

$110,000

3 bd · 2.0 ba · 2,026 sqft · SingleFamily public records · 10 Days on market

Built 1999 $54/sqft · 35% below area Est $169k · 35% under ↓ 24% 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 +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +6.1/10.0
• Appreciation +6.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

INVESTORS! FIXER UPPER! Charming fixer-upper in a great neighborhood! This 3-bedroom, 2-bath home offers great potential with solid bones and plenty of space to make it your own. Features include a bright sunroom perfect for relaxing or entertaining, spacious living areas, and a desirable location surrounded by well-kept homes. Whether you’re an investor or a buyer looking to add your personal touch, this property is full of opportunity.

Key facts

• Bright sunroom
• Garage
• Built 1999

Tags

• BRIGHT SUNROOM
• SPACIOUS LIVING AREAS

Property features AI

Finance

• Financial info: Financing available: conventional loan or cash

Exterior

• Parking: Garage
• Utilities: Public water
• Home design: Brick and frame exterior
• Construction: Composition roof; Slab foundation
• Exterior features: Level lot; Paved road access

Interior

• Kitchen: Microwave
• Flooring: Carpet; Tile; Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric cooling
• Interior features: Carpet, tile and luxury vinyl flooring; Sun room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).

Location & tenants

• Location reads 57/100 on livability (#338 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime D, schools F, amenities F.
• Carlisle School District (rural): math 26% / reading 26% proficiency, ranked #177 of 238 in AR (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 15 active listings in the ZIP; 185 units permitted in Lonoke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($761 loan paydown + $3k appreciation (2.3% local appreciation)).
• Lonoke County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.3% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.11% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.36%
• DSCR: 1.37
• GRM: 7.5

CMA / ARV

• ARV (median comp): $169,312
• List price: $110,000
• Delta: -35.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Schafer Dr	0.00mi	3/2.0	2,026 (0%)	0mo	$110,000	$54	100
42 Schafer Dr	0.21mi	3/2.0	2,072 (+2%)	18mo	$180,000	$87	71
307 E 5th	0.56mi	4/2.0 (+1)	2,103 (+4%)	4mo	$205,500	$98	59
1112 E 3rd St	0.43mi	3/2.0	1,809 (-11%)	13mo	$105,000	$58	52
701 N Center St	0.65mi	3/2.0	2,192 (+8%)	20mo	$194,000	$89	39
115 E 4th St	0.59mi	3/2.0	2,308 (+14%)	16mo	$105,000	$45	36
113 W 3rd	0.61mi	3/2.0	2,235 (+10%)	22mo	$214,000	$96	36
3 Eastwood	0.64mi	4/3.0 (+1)	1,922 (-5%)	20mo	$164,000	$85	36
504 E 6th St	0.61mi	3/3.0	1,876 (-7%)	24mo	$170,000	$91	35

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

Projected returns pro-forma

2.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.5%
• Equity multiple: 1.74×
• Total profit: $22,856
• Equity at exit: $45,130

10-year hold

• IRR: 15.9%
• Equity multiple: 3.19×
• Total profit: $67,468
• Equity at exit: $66,354

Cash invested: $30,800 (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 72024

• Home prices YoY: 1.5%
• Active inventory: 15
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,224 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$130 /mo · $1,554/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $215

Break-even live

Break-even rent $952

Max offer price $110,000

Occupancy floor 77%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-18
   status Under Contract 448-char remark
2. 2026-05-08
   listed $110,000 New Listing 448-char remark
3. 2012-08-10
   soldstatus $145,000
4. 2007-08-13
   soldstatus $150,000
5. 2005-04-08
   soldstatus $145,000

ⓘ 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: $1,554 · $130/mo
• Projected year-2 tax: $1,554 · $130/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $14,685
• − Mortgage interest: −$6,162
• − Property taxes: −$1,554
• − Insurance: −$550
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − Depreciation: −$3,200
• Taxable income: $869
• Est. tax owed @ 24.0%: −$209
• After-tax cash flow: $2,366/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: Carlisle School District
• NCES district ID: 0503960
• Math proficiency: 26% ▼ -13.00%
• Reading proficiency: 26% ▼ -14.00%
• Median HH income: $44,474
• Composite: 22.37/100
• National rank: #8119
• State rank: #177 of 238 in AR

Livability — Carlisle

• Score: 57/100
• State rank: #338
• US rank: #21691

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carlisle, AR
• Population (ZIP): 4,142

Population outlook (Lonoke County) Hauer SSP2

• Today (2025): 78,072 people
• By 2030: 80,673 · +3.3%
• By 2040: 84,977 · +8.8%
• By 2050: 87,778 · +12.4%
• By 2075: 91,398 · +17.1%
• By 2100: 87,858 · +12.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 6% Two or more races 4%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 0% · Canada

Political lean MEDSL · Lonoke

• 2024 margin: Solid R (+53.7) · D 22.2% · R 75.8% · Other 2.0%
• 2008→2024 swing: -6.2pp toward R · 2008: -47.5pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+52.8 2016: R+53.3 2012: R+50.9 2008: R+47.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.29%
• Current HPI: 156.5743
• 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

-24.1% since first listed

6 events — show timeline

• 2026-06-09 Sold (MLS) $110,000 CARMLS
• 2026-05-18 Pending — CARMLS
• 2026-05-08 Listed $110,000 CARMLS
• 2012-08-10 Sold (Public Records) $145,000 Public Records
• 2007-08-13 Sold (Public Records) $150,000 Public Records
• 2005-04-08 Sold (Public Records) $145,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,554 · +0.0% YoY. Source: county tax records.