2666 Wine Dot Rd · Perla, AR 72104

$114,900

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 29 Days on market

Built 2000 8.00 ac lot Est $124k · 7% under ↓ 30% since listing

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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 +23.1/30.0
• ARV discount +10.8/15.0
• DSCR +7.4/10.0
• 1% rule +4.7/10.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity meets acreage on this 8-acre property located just outside city limits. With multiple potential build sites, existing utilities, and income-producing possibilities, this property offers strong upside potential. The current mobile home allows for immediate occupancy or rental income while additional development plans are made. Two powered workshops add functional value for equipment storage, business use, or tenant amenities. Horse stables and open acreage expand the appeal to rural renters or future buyers seeking small-farm flexibility. A secondary structure on-site is uninhabitable and ready for tear-down - presenting an opportunity to improve the property footprint and increa

Key facts

• Existing utilities
• 8 acre property
• Current mobile home

Tags

• 8 ACRE PROPERTY
• MULTIPLE POTENTIAL BUILD SITES
• EXISTING UTILITIES
• INCOME PRODUCING POSSIBILITIES
• CURRENT MOBILE HOME
• TWO POWERED WORKSHOPS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (3.3% below list).
• Recommended offer: $111k (3.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#221 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Glen Rose School District (rural): math 42% / reading 33% proficiency, ranked #84 of 238 in AR (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Glen Rose Elementary School (math 47% / reading 37%, grade F, #173 of 454 statewide, top 43%, 373 students, 54% FRL); Glen Rose Middle School (math 44% / reading 35%, grade F, #92 of 201 statewide, top 50%, 308 students, 51% FRL); Glen Rose High School (math 32% / reading 22%, grade F, #164 of 292 statewide, top 61%, 304 students, 34% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: 171 active listings in the ZIP; 4 units permitted in Hot Spring County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hot Spring County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($113k) 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.

Risks & watch-outs

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

Recommended offer $111,110 (3.3% below list)

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 F 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: 0.97% ✗
• Cap rate: 8.45%
• Cash-on-cash: 7.69%
• DSCR: 1.34
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $124,032
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
997 Gifford Rd	0.23mi	3/1.0	926 (+2%)	13mo	$126,000	$136	76

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-5,546
• Equity at exit: $17,132

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $11,841
• Equity at exit: $9,934

Cash invested: $32,172 (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 72104

• Home prices YoY: -7.3%
• Active inventory: 171
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,111 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$21 /mo · $254/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $206

Break-even live

Break-even rent $850

Max offer price $114,900

Occupancy floor 76%

Sensitivity live

Price	-10% $271	-5% $239	+0% $206	+5% $174	+10% $141
Rent	-10% $118	-5% $162	+0% $206	+5% $250	+10% $294
Rate	-1.0pp $264	-0.5pp $235	base $206	+0.5pp $176	+1.0pp $146

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-02
   status Under Contract
2. 2026-03-03
   listed $114,900 New Listing
3. 2026-02-28
   historical
4. 2025-12-30
   price $160,000
5. 2025-12-29
   price $160,000
6. 2025-11-25
   listed $165,000 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: $254 · $21/mo
• Projected year-2 tax: $735 · $61/mo
• Expected delta: +$481/yr (+$40/mo · 189.3%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $13,333
• − Mortgage interest: −$6,436
• − Property taxes: −$254
• − Insurance: −$574
• − Repairs & maintenance: −$1,067
• − Management: −$1,067
• − Depreciation: −$3,343
• Taxable income: $593
• Est. tax owed @ 24.0%: −$142
• After-tax cash flow: $2,332/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: Glen Rose School District
• NCES district ID: 0506630
• Math proficiency: 42% ▼ -13.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $47,423
• Composite: 32.22/100
• National rank: #5772
• State rank: #84 of 238 in AR

Livability — Perla

• Score: 62/100
• State rank: #221
• US rank: #16895

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 23,222

Population outlook (Hot Spring County) Hauer SSP2

• Today (2025): 34,464 people
• By 2030: 34,659 · +0.6%
• By 2040: 34,486 · +0.1%
• By 2050: 33,419 · -3.0%
• By 2075: 28,702 · -16.7%
• By 2100: 21,415 · -37.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 16% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Serbian 2% Slovak 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Hot Spring

• 2024 margin: Solid R (+52.2) · D 22.9% · R 75.1% · Other 1.9%
• 2008→2024 swing: -27.7pp toward R · 2008: -24.4pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+48.7 2016: R+42.5 2012: R+29.0 2008: R+24.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.79%
• Current HPI: 211.6419
• 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

-30.4% since first listed

6 events — show timeline

• 2026-04-02 Pending — CARMLS
• 2026-03-03 Listed $114,900 CARMLS
• 2026-02-28 Listing Removed — CARMLS
• 2025-12-30 Price Changed $160,000 CARMLS
• 2025-12-29 Price Changed $160,000 HSBOR
• 2025-11-25 Listed $165,000 CARMLS

Property tax history

-1.8%/yr

Latest (2024): $254 · +0.0% YoY. Source: county tax records.