814 Heber Springs Rd · Southside, AR 72501

$140,000

3 bd · 1.0 ba · 946 sqft · SingleFamily public records · 88 Days on market

Built 2024 0.50 ac lot $148/sqft · 7% below area Est $150k · 7% 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).

• Cash flow +14.6/30.0
• ARV discount +10.5/15.0
• DSCR +4.4/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You're about to fall in love with this cozy, move-in ready gem in the Southside area! This 3 bedroom, 1 bathroom brick home has been recently remodeled and is full of charm. Over the last few years, updates have included a new roof, new central heat, double pane windows, kitchen cabinets, appliances, LVP flooring, fresh paint inside and out, a beautifully updated bathroom, and so much more. Situated on a roomy half-acre lot, this home offers both comfort and convenience just minutes from everything Southside and Batesville have to offer. Plus, the storm shelter adds extra peace of mind. Don't miss your chance to make this adorable home yours!

Key facts

• New central heat
• Double pane windows
• Kitchen cabinets

Tags

• NEW ROOF
• NEW CENTRAL HEAT
• DOUBLE PANE WINDOWS
• KITCHEN CABINETS
• UPDATED BATHROOM
• STORM SHELTER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $33 ($396/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 $109k (22.1% below list).
• Recommended offer: $109k (22.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.8% in Southside — 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 62/100 on livability (#216 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B; Watch: employment C-, amenities F, commute F.
• Batesville School District (rural): math 36% / reading 38% proficiency, ranked #104 of 238 in AR (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eagle Mountain Magnet School (math 52% / reading 41%, grade D-, #129 of 454 statewide, top 29%, 903 students, 54% FRL); Batesville Junior High School Charter (math 35% / reading 38%, grade F, #115 of 201 statewide, top 58%, 772 students, 53% FRL, charter); Batesville High School (math 21% / reading 37%, grade F, #156 of 292 statewide, top 53%, 973 students, 45% FRL, charter) — zoned schools at 51% FRL track the district average.
• Market conditions: 175 active listings in the ZIP; 33 units permitted in Independence County in 2024 (24 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago 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: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,057 (22.1% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 22% 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. 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?
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: 0.78% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.01%
• DSCR: 1.04
• GRM: 10.7

CMA / ARV

• ARV (median comp): $150,147
• List price: $140,000
• Delta: -6.76%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.7%
• Equity multiple: 0.47×
• Total profit: $-20,651
• Equity at exit: $20,874

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-15,554
• Equity at exit: $12,105

Cash invested: $39,200 (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 72501

• Home prices YoY: -16.3%
• Active inventory: 175
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,091 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$36 /mo · $432/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $33

Break-even live

Break-even rent $1,049

Max offer price $140,000

Occupancy floor 92%

Sensitivity live

Price	-10% $112	-5% $73	+0% $33	+5% $-7	+10% $-46
Rent	-10% $-53	-5% $-10	+0% $33	+5% $76	+10% $119
Rate	-1.0pp $104	-0.5pp $69	base $33	+0.5pp $-3	+1.0pp $-40

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $140,000 Active 88 DOM
2. 2026-06-19
   days on market $140,000 Active 86 DOM
3. 2026-06-18
   days on market $140,000 Active 85 DOM
4. 2026-06-17
   days on market $140,000 Active 84 DOM
5. 2026-06-16
   days on market $140,000 Active 83 DOM
6. 2026-06-15
   days on market $140,000 Active 82 DOM
7. 2026-06-14
   days on market $140,000 Active 80 DOM
8. 2026-06-12
   days on market $140,000 Active 79 DOM
9. 2026-06-09
   days on market $140,000 Active 76 DOM
10. 2026-06-08
    days on market $140,000 Active 75 DOM
11. 2026-06-07
    days on market $140,000 Active 74 DOM
12. 2026-06-07
    days on market $140,000 Active 73 DOM
13. 2026-06-03
    days on market $140,000 Active 70 DOM
14. 2026-06-02
    days on market $140,000 Active 69 DOM
15. 2026-06-01
    days on market $140,000 Active 68 DOM
16. 2026-05-31
    days on market $140,000 Active 67 DOM
17. 2026-05-30
    days on market $140,000 Active 66 DOM
18. 2026-03-25
    status Active 650-char remark

    Show marketing remark (650 chars)

    You're about to fall in love with this cozy, move-in ready gem in the Southside area! This 3 bedroom, 1 bathroom brick home has been recently remodeled and is full of charm. Over the last few years, updates have included a new roof, new central heat, double pane windows, kitchen cabinets, appliances, LVP flooring, fresh paint inside and out, a beautifully updated bathroom, and so much more. Situated on a roomy half-acre lot, this home offers both comfort and convenience just minutes from everything Southside and Batesville have to offer. Plus, the storm shelter adds extra peace of mind. Don't miss your chance to make this adorable home yours!

19. 2026-03-25
    historical 650-char remark

    Show marketing remark (650 chars)

    You're about to fall in love with this cozy, move-in ready gem in the Southside area! This 3 bedroom, 1 bathroom brick home has been recently remodeled and is full of charm. Over the last few years, updates have included a new roof, new central heat, double pane windows, kitchen cabinets, appliances, LVP flooring, fresh paint inside and out, a beautifully updated bathroom, and so much more. Situated on a roomy half-acre lot, this home offers both comfort and convenience just minutes from everything Southside and Batesville have to offer. Plus, the storm shelter adds extra peace of mind. Don't miss your chance to make this adorable home yours!

20. 2026-03-24
    listed $140,000 Active 650-char remark

    Show marketing remark (650 chars)

    You're about to fall in love with this cozy, move-in ready gem in the Southside area! This 3 bedroom, 1 bathroom brick home has been recently remodeled and is full of charm. Over the last few years, updates have included a new roof, new central heat, double pane windows, kitchen cabinets, appliances, LVP flooring, fresh paint inside and out, a beautifully updated bathroom, and so much more. Situated on a roomy half-acre lot, this home offers both comfort and convenience just minutes from everything Southside and Batesville have to offer. Plus, the storm shelter adds extra peace of mind. Don't miss your chance to make this adorable home yours!

21. 2026-03-23
    listed $140,000 New Listing 650-char remark

    Show marketing remark (650 chars)

    You're about to fall in love with this cozy, move-in ready gem in the Southside area! This 3 bedroom, 1 bathroom brick home has been recently remodeled and is full of charm. Over the last few years, updates have included a new roof, new central heat, double pane windows, kitchen cabinets, appliances, LVP flooring, fresh paint inside and out, a beautifully updated bathroom, and so much more. Situated on a roomy half-acre lot, this home offers both comfort and convenience just minutes from everything Southside and Batesville have to offer. Plus, the storm shelter adds extra peace of mind. Don't miss your chance to make this adorable home yours!

22. 2024-06-25
    soldstatus $129,900
23. 2024-06-24
    soldstatus $129,900 Closed
24. 2024-05-18
    price $124,900
25. 2024-05-17
    price $124,900
26. 2024-04-24
    listed $129,900 New Listing
27. 2024-04-24
    listed $129,900 Active
28. 2023-11-09
    listed $37,000
29. 2023-11-09
    soldstatus $37,000
30. 2023-11-08
    soldstatus $37,000

ⓘ 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: $432 · $36/mo
• Projected year-2 tax: $896 · $75/mo
• Expected delta: +$464/yr (+$39/mo · 107.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $13,087
• − Mortgage interest: −$7,842
• − Property taxes: −$432
• − Insurance: −$700
• − Repairs & maintenance: −$1,047
• − Management: −$1,047
• − Depreciation: −$4,073
• Taxable loss: −$2,054
• Est. tax savings @ 24.0%: +$493
• After-tax cash flow: $889/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: Batesville School District
• NCES district ID: 0500019
• Math proficiency: 36% ▼ -12.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $37,304
• Composite: 30.79/100
• National rank: #6147
• State rank: #104 of 238 in AR

Livability — Southside

• Score: 62/100
• State rank: #216
• US rank: #16702

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southside, AR
• County: Independence County · 26,218 people
• Metro: Batesville, AR
• Population (ZIP): 26,218
• Household income: $52,829
• Rent vs Own: 34.9% rent · 65.1% own
• Severe rent burden: 553.0

Population outlook (Independence County) Hauer SSP2

• Today (2025): 37,748 people
• By 2030: 37,962 · +0.6%
• By 2040: 38,151 · +1.1%
• By 2050: 37,980 · +0.6%
• By 2075: 36,622 · -3.0%
• By 2100: 32,741 · -13.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 12% Two or more races 8% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 7% Other Asian/Pacific 1%

Political lean MEDSL · Independence

• 2024 margin: Solid R (+59.5) · D 19.2% · R 78.7% · Other 2.1%
• 2008→2024 swing: -22.3pp toward R · 2008: -37.1pp · 2024: -59.5pp
• All cycles: 2024: R+59.5 2020: R+58.2 2016: R+52.4 2012: R+44.0 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.19%
• Current HPI: 206.3787
• Rent YoY: —
• Metro: Batesville, AR
• 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

+278.4% since first listed

13 events — show timeline

• 2026-03-25 Relisted — Batesville
• 2026-03-25 Delisted — Batesville
• 2026-03-24 Listed $140,000 Batesville
• 2026-03-23 Listed $140,000 CARMLS
• 2024-06-25 Sold (Public Records) $129,900 Public Records
• 2024-06-24 Sold (MLS) $129,900 Batesville
• 2024-05-18 Price Changed $124,900 CARMLS
• 2024-05-17 Price Changed $124,900 Batesville
• 2024-04-24 Listed $129,900 Batesville
• 2024-04-24 Listed $129,900 CARMLS
• 2023-11-09 Sold (Public Records) $37,000 Public Records
• 2023-11-09 Listed $37,000 Batesville
• 2023-11-08 Sold (MLS) $37,000 Batesville

Property tax history

+0.6%/yr

Latest (2025): $432 · +566.9% YoY. Source: county tax records.