15 Autumn Hills Ln · Crystal Springs, AR 71957

$210,000

3 bd · 2.0 ba · 2,228 sqft · SingleFamily public records · 89 Days on market

Built 1971 0.72 ac lot $94/sqft · 36% below area Est $330k · 36% under

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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).

• ARV discount +15.0/15.0
• Appreciation +8.4/10.0
• Cash flow +6.2/30.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.5/10.0

Listing remarks MLS

Listed below appraised value. Newly Renovated 3-Bed/3-Bath Creek-Side Retreat Location is everything! This newly renovated 3-bed, 3-bath home on a partially wooded 0.5+ acre lot perfectly balances nature with convenience. Situated directly on Highway 270, you get effortless access to all of Mount Ida's amenities without sacrificing the outdoor lifestyle. What makes this home truly unique is its unmatched proximity to adventure. It is literally the closest property to Hickory Nut Mountain Road, putting scenic vistas and the Lake Ouachita Vista Trail (LOViT) right at your doorstep. You are also just minutes from prime Lake Ouachita access via the Joplin Use Area (~3.5 miles) and Crystal Springs (~5.5 miles). The smart layout offers great separation of space: Upstairs: A bright living room, formal dining room, and 2 bedrooms. Downstairs: A 2nd living area anchored by a cozy fireplace, plus the 3rd bedroom. Outside: A beautiful patio directly overlooking a tranquil creek. This is the ultimate, move-in-ready basecamp for lake and mountain living!

Key facts

• Effortless access
• Partially wooded lot
• Bright living room

Tags

• CREEK-SIDE RETREAT
• PARTIALLY WOODED LOT
• EFFORTLESS ACCESS
• SCENIC VISTAS
• PRIME LAKE OUACHITA ACCESS
• BRIGHT LIVING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-381 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (32.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (45.1% below list).
• Recommended offer: $115k (45.1% below list) — sets the bar for 1% rule.
• Cap rate 4.1% vs local median 1.1% in Crystal Springs — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Mount Ida School District (rural): math 33% / reading 45% proficiency, ranked #79 of 238 in AR (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 56 active listings in the ZIP.

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $14k appreciation (6.7% local appreciation)).
• Montgomery County population projected at -37% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $50k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; list at $210k implies a 121% gain — meaningful room to come down on a strong offer.

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 $115,334 (45.1% 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. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.55% ✗
• Cap rate: 4.12%
• Cash-on-cash: -7.77%
• DSCR: 0.65
• GRM: 15.2

CMA / ARV

• ARV (median comp): $329,586
• List price: $210,000
• Delta: -36.28%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6113 E Highway 270	0.12mi	3/1.5	1,907 (-14%)	4mo	$150,000	$79	65

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

Projected returns pro-forma

6.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.0%
• Equity multiple: 1.77×
• Total profit: $45,336
• Equity at exit: $141,640

10-year hold

• IRR: 11.8%
• Equity multiple: 3.55×
• Total profit: $150,203
• Equity at exit: $265,607

Cash invested: $58,800 (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 71957

• Home prices YoY: 2.4%
• Active inventory: 56
• Price-to-rent: 15.2×

Monthly cashflow live

• Estimated rent: $1,153 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$103 /mo · $1,240/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $-381

Break-even live

Break-even rent $1,636

Max offer price $142,702

Occupancy floor —

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-19
   days on market $210,000 Active 89 DOM
2. 2026-06-18
   days on market $210,000 Active 88 DOM
3. 2026-06-17
   days on market $210,000 Active 87 DOM
4. 2026-06-16
   days on market $210,000 Active 86 DOM
5. 2026-06-15
   days on market $210,000 Active 85 DOM
6. 2026-06-14
   days on market $210,000 Active 83 DOM
7. 2026-06-12
   statusdays on market $210,000 Active 82 DOM
8. 2026-06-09
   days on market $210,000 Price Change 79 DOM
9. 2026-06-08
   days on market $210,000 Price Change 78 DOM
10. 2026-06-07
    days on market $210,000 Price Change 77 DOM
11. 2026-06-07
    days on market $210,000 Price Change 76 DOM
12. 2026-06-04
    pricestatusdays on market $210,000 Price Change 73 DOM
13. 2026-05-31
    days on market $220,000 Active 72 DOM
14. 2026-05-31
    days on market $220,000 Active 71 DOM
15. 2026-05-20
    price $220,000 1059-char remark

    Show marketing remark (1059 chars)

    Listed below appraised value. Newly Renovated 3-Bed/3-Bath Creek-Side Retreat Location is everything! This newly renovated 3-bed, 3-bath home on a partially wooded 0.5+ acre lot perfectly balances nature with convenience. Situated directly on Highway 270, you get effortless access to all of Mount Ida's amenities without sacrificing the outdoor lifestyle. What makes this home truly unique is its unmatched proximity to adventure. It is literally the closest property to Hickory Nut Mountain Road, putting scenic vistas and the Lake Ouachita Vista Trail (LOViT) right at your doorstep. You are also just minutes from prime Lake Ouachita access via the Joplin Use Area (~3.5 miles) and Crystal Springs (~5.5 miles). The smart layout offers great separation of space: Upstairs: A bright living room, formal dining room, and 2 bedrooms. Downstairs: A 2nd living area anchored by a cozy fireplace, plus the 3rd bedroom. Outside: A beautiful patio directly overlooking a tranquil creek. This is the ultimate, move-in-ready basecamp for lake and mountain living!

16. 2026-05-19
    price $220,000 1059-char remark

    Show marketing remark (1059 chars)

    Listed below appraised value. Newly Renovated 3-Bed/3-Bath Creek-Side Retreat Location is everything! This newly renovated 3-bed, 3-bath home on a partially wooded 0.5+ acre lot perfectly balances nature with convenience. Situated directly on Highway 270, you get effortless access to all of Mount Ida's amenities without sacrificing the outdoor lifestyle. What makes this home truly unique is its unmatched proximity to adventure. It is literally the closest property to Hickory Nut Mountain Road, putting scenic vistas and the Lake Ouachita Vista Trail (LOViT) right at your doorstep. You are also just minutes from prime Lake Ouachita access via the Joplin Use Area (~3.5 miles) and Crystal Springs (~5.5 miles). The smart layout offers great separation of space: Upstairs: A bright living room, formal dining room, and 2 bedrooms. Downstairs: A 2nd living area anchored by a cozy fireplace, plus the 3rd bedroom. Outside: A beautiful patio directly overlooking a tranquil creek. This is the ultimate, move-in-ready basecamp for lake and mountain living!

17. 2026-05-07
    price $235,000 1059-char remark

    Show marketing remark (1059 chars)

    Listed below appraised value. Newly Renovated 3-Bed/3-Bath Creek-Side Retreat Location is everything! This newly renovated 3-bed, 3-bath home on a partially wooded 0.5+ acre lot perfectly balances nature with convenience. Situated directly on Highway 270, you get effortless access to all of Mount Ida's amenities without sacrificing the outdoor lifestyle. What makes this home truly unique is its unmatched proximity to adventure. It is literally the closest property to Hickory Nut Mountain Road, putting scenic vistas and the Lake Ouachita Vista Trail (LOViT) right at your doorstep. You are also just minutes from prime Lake Ouachita access via the Joplin Use Area (~3.5 miles) and Crystal Springs (~5.5 miles). The smart layout offers great separation of space: Upstairs: A bright living room, formal dining room, and 2 bedrooms. Downstairs: A 2nd living area anchored by a cozy fireplace, plus the 3rd bedroom. Outside: A beautiful patio directly overlooking a tranquil creek. This is the ultimate, move-in-ready basecamp for lake and mountain living!

18. 2026-05-07
    price $235,000 1059-char remark

    Show marketing remark (1059 chars)

    Listed below appraised value. Newly Renovated 3-Bed/3-Bath Creek-Side Retreat Location is everything! This newly renovated 3-bed, 3-bath home on a partially wooded 0.5+ acre lot perfectly balances nature with convenience. Situated directly on Highway 270, you get effortless access to all of Mount Ida's amenities without sacrificing the outdoor lifestyle. What makes this home truly unique is its unmatched proximity to adventure. It is literally the closest property to Hickory Nut Mountain Road, putting scenic vistas and the Lake Ouachita Vista Trail (LOViT) right at your doorstep. You are also just minutes from prime Lake Ouachita access via the Joplin Use Area (~3.5 miles) and Crystal Springs (~5.5 miles). The smart layout offers great separation of space: Upstairs: A bright living room, formal dining room, and 2 bedrooms. Downstairs: A 2nd living area anchored by a cozy fireplace, plus the 3rd bedroom. Outside: A beautiful patio directly overlooking a tranquil creek. This is the ultimate, move-in-ready basecamp for lake and mountain living!

19. 2026-04-17
    price $240,000 1059-char remark

    Show marketing remark (1059 chars)

    Listed below appraised value. Newly Renovated 3-Bed/3-Bath Creek-Side Retreat Location is everything! This newly renovated 3-bed, 3-bath home on a partially wooded 0.5+ acre lot perfectly balances nature with convenience. Situated directly on Highway 270, you get effortless access to all of Mount Ida's amenities without sacrificing the outdoor lifestyle. What makes this home truly unique is its unmatched proximity to adventure. It is literally the closest property to Hickory Nut Mountain Road, putting scenic vistas and the Lake Ouachita Vista Trail (LOViT) right at your doorstep. You are also just minutes from prime Lake Ouachita access via the Joplin Use Area (~3.5 miles) and Crystal Springs (~5.5 miles). The smart layout offers great separation of space: Upstairs: A bright living room, formal dining room, and 2 bedrooms. Downstairs: A 2nd living area anchored by a cozy fireplace, plus the 3rd bedroom. Outside: A beautiful patio directly overlooking a tranquil creek. This is the ultimate, move-in-ready basecamp for lake and mountain living!

20. 2026-04-16
    price $240,000 1059-char remark

    Show marketing remark (1059 chars)

    Listed below appraised value. Newly Renovated 3-Bed/3-Bath Creek-Side Retreat Location is everything! This newly renovated 3-bed, 3-bath home on a partially wooded 0.5+ acre lot perfectly balances nature with convenience. Situated directly on Highway 270, you get effortless access to all of Mount Ida's amenities without sacrificing the outdoor lifestyle. What makes this home truly unique is its unmatched proximity to adventure. It is literally the closest property to Hickory Nut Mountain Road, putting scenic vistas and the Lake Ouachita Vista Trail (LOViT) right at your doorstep. You are also just minutes from prime Lake Ouachita access via the Joplin Use Area (~3.5 miles) and Crystal Springs (~5.5 miles). The smart layout offers great separation of space: Upstairs: A bright living room, formal dining room, and 2 bedrooms. Downstairs: A 2nd living area anchored by a cozy fireplace, plus the 3rd bedroom. Outside: A beautiful patio directly overlooking a tranquil creek. This is the ultimate, move-in-ready basecamp for lake and mountain living!

21. 2026-03-22
    listed $260,000 Active 1059-char remark

    Show marketing remark (1059 chars)

    Listed below appraised value. Newly Renovated 3-Bed/3-Bath Creek-Side Retreat Location is everything! This newly renovated 3-bed, 3-bath home on a partially wooded 0.5+ acre lot perfectly balances nature with convenience. Situated directly on Highway 270, you get effortless access to all of Mount Ida's amenities without sacrificing the outdoor lifestyle. What makes this home truly unique is its unmatched proximity to adventure. It is literally the closest property to Hickory Nut Mountain Road, putting scenic vistas and the Lake Ouachita Vista Trail (LOViT) right at your doorstep. You are also just minutes from prime Lake Ouachita access via the Joplin Use Area (~3.5 miles) and Crystal Springs (~5.5 miles). The smart layout offers great separation of space: Upstairs: A bright living room, formal dining room, and 2 bedrooms. Downstairs: A 2nd living area anchored by a cozy fireplace, plus the 3rd bedroom. Outside: A beautiful patio directly overlooking a tranquil creek. This is the ultimate, move-in-ready basecamp for lake and mountain living!

22. 2026-03-20
    listed $260,000 New Listing 1059-char remark

    Show marketing remark (1059 chars)

    Listed below appraised value. Newly Renovated 3-Bed/3-Bath Creek-Side Retreat Location is everything! This newly renovated 3-bed, 3-bath home on a partially wooded 0.5+ acre lot perfectly balances nature with convenience. Situated directly on Highway 270, you get effortless access to all of Mount Ida's amenities without sacrificing the outdoor lifestyle. What makes this home truly unique is its unmatched proximity to adventure. It is literally the closest property to Hickory Nut Mountain Road, putting scenic vistas and the Lake Ouachita Vista Trail (LOViT) right at your doorstep. You are also just minutes from prime Lake Ouachita access via the Joplin Use Area (~3.5 miles) and Crystal Springs (~5.5 miles). The smart layout offers great separation of space: Upstairs: A bright living room, formal dining room, and 2 bedrooms. Downstairs: A 2nd living area anchored by a cozy fireplace, plus the 3rd bedroom. Outside: A beautiful patio directly overlooking a tranquil creek. This is the ultimate, move-in-ready basecamp for lake and mountain living!

23. 2020-12-17
    soldstatus $95,000
24. 2020-12-17
    soldstatus $95,000 Sold
25. 2020-12-17
    soldstatus $95,000
26. 2020-12-16
    status Under Contract
27. 2020-10-16
    historical Take Backups
28. 2020-10-14
    listed $105,000
29. 2020-06-22
    listed $105,000 New Listing
30. 2020-06-04
    historical
31. 2019-11-25
    listed $112,500 New Listing
32. 2004-05-06
    soldstatus $95,000

ⓘ 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: $1,240 · $103/mo
• Projected year-2 tax: $1,344 · $112/mo
• Expected delta: +$104/yr (+$9/mo · 8.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $13,840
• − Mortgage interest: −$11,763
• − Property taxes: −$1,240
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$6,109
• Taxable loss: −$8,537
• Est. tax savings @ 24.0%: +$2,049
• After-tax cash flow: $-2,523/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: Mount Ida School District
• NCES district ID: 0509990
• Math proficiency: 33% ▼ -13.00%
• Reading proficiency: 45% ▼ -2.00%
• Median HH income: $38,629
• Composite: 32.53/100
• National rank: #5698
• State rank: #79 of 238 in AR

Livability — Crystal Springs

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,868

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 7,889 people
• By 2030: 7,283 · -7.7%
• By 2040: 6,086 · -22.9%
• By 2050: 5,005 · -36.6%
• By 2075: 3,310 · -58.0%
• By 2100: 2,271 · -71.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Black 1%
• Common ancestry: Serbian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+63.2) · D 17.4% · R 80.6% · Other 2.0%
• 2008→2024 swing: -28.0pp toward R · 2008: -35.1pp · 2024: -63.2pp
• All cycles: 2024: R+63.2 2020: R+59.8 2016: R+53.4 2012: R+42.6 2008: R+35.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.72%
• Current HPI: 292.7747
• 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

+131.6% since first listed

18 events — show timeline

• 2026-05-20 Price Changed $220,000 CARMLS
• 2026-05-19 Price Changed $220,000 HSBOR
• 2026-05-07 Price Changed $235,000 CARMLS
• 2026-05-07 Price Changed $235,000 HSBOR
• 2026-04-17 Price Changed $240,000 CARMLS
• 2026-04-16 Price Changed $240,000 HSBOR
• 2026-03-22 Listed $260,000 HSBOR
• 2026-03-20 Listed $260,000 CARMLS
• 2020-12-17 Sold (Public Records) $95,000 Public Records
• 2020-12-17 Sold (MLS) $95,000 CARMLS
• 2020-12-17 Sold (MLS) $95,000 HSBOR
• 2020-12-16 Pending — CARMLS
• 2020-10-16 Contingent — CARMLS
• 2020-10-14 Listed $105,000 HSBOR
• 2020-06-22 Listed $105,000 CARMLS
• 2020-06-04 Listing Removed — CARMLS
• 2019-11-25 Listed $112,500 CARMLS
• 2004-05-06 Sold (Public Records) $95,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,240 · +8.3% YoY. Source: county tax records.