208 County Road 2228 · Clarksville, AR 72840

$69,900

3 bd · 3.0 ba · 1,728 sqft · SingleFamily public records · 4 Days on market

Built 1980 1.78 ac lot $40/sqft · 62% below area ↓ 13% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.6/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

Many major improvements have already been completed including a new roof, updated interior, new windows, partial plumbing and electrical updates, plus new appliances and upper kitchen cabinets. Finish the remaining cosmetic details and siding to walk into instant equity while making the home your own. The spacious kitchen features stainless steel appliances, a butcher block breakfast bar, and pantry. Additional features include central heat and air with auxiliary gas heat, two water heaters, storage buildings, and a covered front porch perfect for enjoying the peaceful country setting near the Arkansas River. Outside you’ll find 1.78 acres with huge shade trees, plenty of room for a g

Key facts

• Updated interior
• New appliances
• New roof

Tags

• NEW ROOF
• UPDATED INTERIOR
• NEW WINDOWS
• PARTIAL PLUMBING UPDATES
• PARTIAL ELECTRICAL UPDATES
• NEW APPLIANCES

Property features AI

Finance

• Financial info: Financing options: conventional loan or cash

Exterior

• Parking: Carport for 2 cars
• Utilities: Public water; Septic system; Electric service via cooperative; Natural gas; Fiber internet; Insulated windows and doors
• Home design: Metal roof; Metal, vinyl and wood exterior siding; Crawl space foundation; Approximately 1.78 acres (123 x 500 lot)
• Construction: Metal roof; Metal, vinyl and wood exterior; Crawl space foundation
• Exterior features: Porch; Outside storage area; Paved road access; Rural, wooded setting; Not in a subdivision

Interior

• Kitchen: Electric range; Dishwasher; Pantry; Refrigerator included
• Flooring: Luxury vinyl flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central gas heat; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Ceiling fans; Breakfast bar; Pantry; Refrigerator stays; Workshop/Craft room
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility/workshop area

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 14.2% vs local median 4.6% in Clarksville — 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 65/100 on livability (#141 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D, crime D-, amenities F.
• Westside School District (rural): math 20% / reading 19% proficiency, ranked #216 of 238 in AR (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 99% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 24 active listings in the ZIP; 12 units permitted in Johnson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($483 loan paydown + $5k appreciation (7.2% local appreciation)).
• Johnson County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (7.2% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $69,900

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 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?
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: 1.59% ✓
• Cap rate: 14.17%
• Cash-on-cash: 28.14%
• DSCR: 2.25
• GRM: 5.3

CMA / ARV

• ARV (median comp): $182,581
• List price: $69,900
• Delta: -61.72%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 Cr 2228	0.12mi	3/1.0	1,484 (-14%)	17mo	$173,000	$117	49

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

Projected returns pro-forma

7.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.2%
• Equity multiple: 3.79×
• Total profit: $54,567
• Equity at exit: $49,450

10-year hold

• IRR: 37.3%
• Equity multiple: 7.98×
• Total profit: $136,605
• Equity at exit: $94,862

Cash invested: $19,572 (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 72840

• Home prices YoY: 4.2%
• Active inventory: 24
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,109 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$22 /mo · $259/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $459

Break-even live

Break-even rent $528

Max offer price $69,900

Occupancy floor 54%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-04
   status Under Contract 749-char remark
2. 2026-04-30
   listed $69,900 New Listing 749-char remark
3. 2023-08-10
   soldstatus $80,000

ⓘ 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: $259 · $22/mo
• Projected year-2 tax: $447 · $37/mo
• Expected delta: +$189/yr (+$16/mo · 72.9%)

ⓘ 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 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $13,310
• − Mortgage interest: −$3,915
• − Property taxes: −$259
• − Insurance: −$350
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − Depreciation: −$2,033
• Taxable income: $4,623
• Est. tax owed @ 24.0%: −$1,110
• After-tax cash flow: $4,398/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: Westside School District
• NCES district ID: 0514020
• Math proficiency: 20% ▼ -7.00%
• Reading proficiency: 19% ▼ -8.00%
• Median HH income: $32,160
• Composite: 15.81/100
• National rank: #9265
• State rank: #216 of 238 in AR

Livability — Clarksville

• Score: 65/100
• State rank: #141
• US rank: #12572

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,399

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 27,452 people
• By 2030: 28,003 · +2.0%
• By 2040: 28,960 · +5.5%
• By 2050: 29,627 · +7.9%
• By 2075: 31,000 · +12.9%
• By 2100: 31,173 · +13.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 12% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 3%
• Common ancestry: Lithuanian 3% Serbian 2% Portuguese 1%
• Foreign-born: 8% · Canada
• Languages at home: 87% English-only · Spanish 13%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+51.4) · D 23.3% · R 74.7% · Other 2.0%
• 2008→2024 swing: -28.4pp toward R · 2008: -23.1pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+49.0 2016: R+40.6 2012: R+28.0 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.22%
• Current HPI: 178.524
• 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

-12.6% since first listed

3 events — show timeline

• 2026-05-04 Pending — CARMLS
• 2026-04-30 Listed $69,900 CARMLS
• 2023-08-10 Sold (Public Records) $80,000 Public Records

Property tax history

+13.3%/yr

Latest (2025): $259 · -27.9% YoY. Source: county tax records.