900 Oakwood Dr · Horseshoe Bend, AR 72512

$99,800

2 bd · 1.0 ba · 1,308 sqft · SingleFamily public records · 98 Days on market

0.29 ac lot

---

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
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away in a peaceful neighborhood, this charming 2 bedroom, 1 bath home offers the perfect blend of quiet living and functional workspace. Whether you're a craftsman, a gardener, or looking for your first renovation project, this property is brimming with potential. The home has central electric heat/wall air. Features of this property include: The Workshop: A standout feature! A massive workshop/laundry combo provides ample room for tools, hobbies, or a home business. The Outdoors: Enjoy a fully fenced backyard-ideal for pets or privacy. Bonus Storage: Includes an additional storage building in the back (ready for your finishing touches). Appliances Included: Comes with a stove and re

Key facts

• Massive workshop
• 0.29 acre lot
• Parking

Tags

• PEACEFUL NEIGHBORHOOD
• MASSIVE WORKSHOP
• FULLY FENCED BACKYARD
• ADDITIONAL STORAGE BUILDING

Property features AI

Finance

• Financial info: Financing options: VA, FHA, conventional, or cash
• HOA & community: Community amenities include tennis courts, playground, party room, picnic area, marina, golf course, fitness/bike trail, and nearby airport

Exterior

• Parking: Carport; Parking pads; 1 assigned parking space
• Utilities: Public water; Septic system; Electric service via co-op; Propane/butane gas; Fiber internet available
• Home design: Frame and rock exterior with metal/vinyl siding options; Level, cleared lot in a subdivision; Inside city limits; Paved road access
• Construction: Crawl space foundation; Composition roof
• Exterior features: Patio; Fully fenced yard; Outside storage area; Guttering; Shop/Workshop; Other exterior features (see remarks)

Interior

• Kitchen: Surface range; Wall oven; Refrigerator stays; Other kitchen features (see remarks)
• Bedrooms: Includes walk-in closet(s)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bath
• Heating & cooling: Central electric heat; Gas space heater; Other heating/AC features (see remarks)
• Interior features: Washer stays and washer connection; Dryer connection (electric); Electric water heater; Walk-in closet(s); Built-in storage; Paneling on walls/ceilings
• Laundry & utility: Laundry area; Washer stays; Washer and dryer connections

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 6.1% in Horseshoe Bend — 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 64/100 on livability (#183 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools F, amenities F, commute F.
• Izard CountyConsolidated School District (rural): math 27% / reading 29% proficiency, ranked #171 of 238 in AR (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 442 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6 units permitted in Izard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $690 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Izard County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $18k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $100k implies a 354% gain — meaningful room to come down on a strong offer.

Recommended offer $90,818 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.30% ✓
• Cap rate: 11.39%
• Cash-on-cash: 18.22%
• DSCR: 1.81
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 9.8%
• Equity multiple: 1.39×
• Total profit: $10,816
• Equity at exit: $14,881

10-year hold

• IRR: 18.9%
• Equity multiple: 2.58×
• Total profit: $44,076
• Equity at exit: $8,629

Cash invested: $27,944 (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 72512

• Home prices YoY: -8.3%
• Active inventory: 442
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$523
• Tax from tax record: −$38 /mo · $453/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $424

Break-even live

Break-even rent $763

Max offer price $99,800

Occupancy floor 62%

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: $24,950
• Closing costs: $2,994
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 E Church St Horseshoe Bend, AR	2.0	1.5	1176	$1,300	$1.11	43d	1	1.42mi

Listing history 22 events

1. 2026-06-19
   days on market $99,800 Active 98 DOM
2. 2026-06-18
   days on market $99,800 Active 97 DOM
3. 2026-06-17
   days on market $99,800 Active 96 DOM
4. 2026-06-16
   days on market $99,800 Active 95 DOM
5. 2026-06-15
   days on market $99,800 Active 94 DOM
6. 2026-06-14
   days on market $99,800 Active 92 DOM
7. 2026-06-12
   days on market $99,800 Active 91 DOM
8. 2026-06-09
   days on market $99,800 Active 88 DOM
9. 2026-06-08
   days on market $99,800 Active 87 DOM
10. 2026-06-07
    days on market $99,800 Active 86 DOM
11. 2026-06-07
    days on market $99,800 Active 85 DOM
12. 2026-06-04
    days on market $99,800 Active 82 DOM
13. 2026-06-02
    days on market $99,800 Active 81 DOM
14. 2026-06-01
    days on market $99,800 Active 80 DOM
15. 2026-05-31
    days on market $99,800 Active 79 DOM
16. 2026-05-31
    days on market $99,800 Active 78 DOM
17. 2026-04-09
    price $99,800
18. 2026-03-12
    listed $118,000 New Listing
19. 2018-01-06
    historical
20. 2017-07-06
    listed $52,500 New Listing
21. 2006-11-22
    soldstatus $22,000
22. 1988-08-01
    soldstatus $28,000

ⓘ 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: $453 · $38/mo
• Projected year-2 tax: $639 · $53/mo
• Expected delta: +$185/yr (+$15/mo · 40.9%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $15,600
• − Mortgage interest: −$5,590
• − Property taxes: −$453
• − Insurance: −$499
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$2,903
• Taxable income: $3,658
• Est. tax owed @ 24.0%: −$878
• After-tax cash flow: $4,213/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: Izard CountyConsolidated School District
• NCES district ID: 0500021
• Math proficiency: 27% ▼ -15.00%
• Reading proficiency: 29% ▼ -16.00%
• Median HH income: $30,245
• Composite: 22.66/100
• National rank: #8047
• State rank: #171 of 238 in AR

Livability — Horseshoe Bend

• Score: 64/100
• State rank: #183
• US rank: #14584

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Horseshoe Bend, AR
• City population: 2,458
• Population (ZIP): 2,458

Population outlook (Izard County) Hauer SSP2

• Today (2025): 13,018 people
• By 2030: 12,761 · -2.0%
• By 2040: 12,331 · -5.3%
• By 2050: 12,041 · -7.5%
• By 2075: 11,516 · -11.5%
• By 2100: 10,549 · -19.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 11% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Lithuanian 4% Serbian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Izard

• 2024 margin: Solid R (+65.9) · D 16.0% · R 81.9% · Other 2.1%
• 2008→2024 swing: -39.1pp toward R · 2008: -26.9pp · 2024: -65.9pp
• All cycles: 2024: R+65.9 2020: R+62.1 2016: R+54.3 2012: R+37.8 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.58%
• Current HPI: 184.0807
• 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

+256.4% since first listed

6 events — show timeline

• 2026-04-09 Price Changed $99,800 CARMLS
• 2026-03-12 Listed $118,000 CARMLS
• 2018-01-06 Listing Removed — CARMLS
• 2017-07-06 Listed $52,500 CARMLS
• 2006-11-22 Sold (Public Records) $22,000 Public Records
• 1988-08-01 Sold (Public Records) $28,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $453 · +0.0% YoY. Source: county tax records.