85 Bluff View Dr · Greers Ferry, AR 72131

$314,900

4 bd · 2.0 ba · 2,304 sqft · SingleFamily public records · 128 Days on market

Built 1996 1.66 ac lot $137/sqft · 56% below area

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Cash flow +2.5/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Check out the view of beautiful Greers Ferry Lake from the 3 level decks of this Contemporary home that sits on 1.66 acres. The lower level of this 3 story has a walk-out basement with a storage area attached to lower level. So much potential. This home can be 4 BRs or 3 BRs and Game Rm. Master BR is on 2nd level with almost panaramic view. Looking for a Summer home, retirement home or permanent home! Please see Agent Remarks.

Key facts

• 1.66 acres
• Walk-out basement
• 3 story

Tags

• VIEW OF GREERS FERRY LAKE
• 3 STORY
• WALK-OUT BASEMENT
• 1.66 ACRES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (60.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (58.9% below list).
• Recommended offer: $123k (60.9% below list) — sets the bar for cash-flow.
• Cap rate 2.2% vs local median 1.8% in Greers Ferry — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 61/100 on livability (#251 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, schools D, amenities F.
• Quitman School District (rural): math 39% / reading 42% proficiency, ranked #63 of 238 in AR (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 69 active listings in the ZIP; 13 units permitted in Cleburne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $31k appreciation (10.0% local appreciation)).
• Cleburne County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $123,122 (60.9% 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 128 days. Have you received any prior offers? Is the seller open to a 61% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.41% ✗
• Cap rate: 2.16%
• Cash-on-cash: -14.77%
• DSCR: 0.34
• GRM: 20.3

CMA / ARV

• ARV (median comp): $718,930
• List price: $314,900
• Delta: -56.20%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.0%
• Equity multiple: 2.16×
• Total profit: $102,338
• Equity at exit: $283,687

10-year hold

• IRR: 14.0%
• Equity multiple: 5.03×
• Total profit: $355,699
• Equity at exit: $611,781

Cash invested: $88,172 (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 72131

• Home prices YoY: 14.8%
• Active inventory: 69
• Price-to-rent: 20.3×

Monthly cashflow live

• Estimated rent: $1,295 medium
• Mortgage (P&I): −$1,651
• Tax from tax record: −$326 /mo · $3,918/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $-1,086

Break-even live

Break-even rent $2,670

Max offer price $123,122

Occupancy floor —

Sensitivity live

Price	-10% $-907	-5% $-996	+0% $-1,086	+5% $-1,175	+10% $-1,264
Rent	-10% $-1,188	-5% $-1,137	+0% $-1,086	+5% $-1,034	+10% $-983
Rate	-1.0pp $-927	-0.5pp $-1,006	base $-1,086	+0.5pp $-1,167	+1.0pp $-1,250

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: $78,725
• Closing costs: $9,447
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-18
   days on market $314,900 Active 128 DOM
2. 2026-06-17
   days on market $314,900 Active 127 DOM
3. 2026-06-16
   days on market $314,900 Active 126 DOM
4. 2026-06-15
   days on market $314,900 Active 125 DOM
5. 2026-06-14
   days on market $314,900 Active 123 DOM
6. 2026-06-13
   days on market $314,900 Active 122 DOM
7. 2026-06-10
   days on market $314,900 Active 120 DOM
8. 2026-06-09
   days on market $314,900 Active 119 DOM
9. 2026-06-08
   days on market $314,900 Active 118 DOM
10. 2026-06-07
    days on market $314,900 Active 117 DOM
11. 2026-06-03
    days on market $314,900 Active 113 DOM
12. 2026-06-02
    days on market $314,900 Active 112 DOM
13. 2026-06-01
    days on market $314,900 Active 111 DOM
14. 2026-05-31
    days on market $314,900 Active 110 DOM
15. 2026-05-31
    days on market $314,900 Active 109 DOM
16. 2026-05-02
    price $314,900 430-char remark

    Show marketing remark (430 chars)

    Check out the view of beautiful Greers Ferry Lake from the 3 level decks of this Contemporary home that sits on 1.66 acres. The lower level of this 3 story has a walk-out basement with a storage area attached to lower level. So much potential. This home can be 4 BRs or 3 BRs and Game Rm. Master BR is on 2nd level with almost panaramic view. Looking for a Summer home, retirement home or permanent home! Please see Agent Remarks.

17. 2026-03-27
    price $324,900 430-char remark

    Show marketing remark (430 chars)

    Check out the view of beautiful Greers Ferry Lake from the 3 level decks of this Contemporary home that sits on 1.66 acres. The lower level of this 3 story has a walk-out basement with a storage area attached to lower level. So much potential. This home can be 4 BRs or 3 BRs and Game Rm. Master BR is on 2nd level with almost panaramic view. Looking for a Summer home, retirement home or permanent home! Please see Agent Remarks.

18. 2026-02-10
    historical
19. 2026-02-09
    status Back on Market

    Show marketing remark (430 chars)

    Check out the view of beautiful Greers Ferry Lake from the 3 level decks of this Contemporary home that sits on 1.66 acres. The lower level of this 3 story has a walk-out basement with a storage area attached to lower level. So much potential. This home can be 4 BRs or 3 BRs and Game Rm. Master BR is on 2nd level with almost panaramic view. Looking for a Summer home, retirement home or permanent home! Please see Agent Remarks.

20. 2026-02-09
    listed $334,900 New Listing 430-char remark

    Show marketing remark (430 chars)

    Check out the view of beautiful Greers Ferry Lake from the 3 level decks of this Contemporary home that sits on 1.66 acres. The lower level of this 3 story has a walk-out basement with a storage area attached to lower level. So much potential. This home can be 4 BRs or 3 BRs and Game Rm. Master BR is on 2nd level with almost panaramic view. Looking for a Summer home, retirement home or permanent home! Please see Agent Remarks.

21. 2026-01-31
    historical
22. 2025-12-30
    price $339,000
23. 2025-10-29
    price $344,900
24. 2025-08-16
    price $349,900
25. 2025-05-22
    price $365,000
26. 2025-04-24
    price $374,900
27. 2025-03-26
    price $385,000
28. 2025-02-22
    price $399,900
29. 2025-01-17
    price $409,900
30. 2024-12-18
    price $419,900
31. 2024-11-08
    listed $429,900 New Listing
32. 2020-10-07
    soldstatus $560,000
33. 1993-06-01
    soldstatus $38,000
34. 1986-09-01
    soldstatus $32,500

ⓘ 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: $3,918 · $326/mo
• Projected year-2 tax: $3,918 · $326/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥108°F today · 14 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $15,546
• − Mortgage interest: −$17,639
• − Property taxes: −$3,918
• − Insurance: −$1,574
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$9,161
• Taxable loss: −$19,234
• Est. tax savings @ 24.0%: +$4,616
• After-tax cash flow: $-8,411/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: Quitman School District
• NCES district ID: 0511880
• Math proficiency: 39% ▼ -12.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $44,003
• Composite: 34.33/100
• National rank: #5229
• State rank: #63 of 238 in AR

Livability — Greers Ferry

• Score: 61/100
• State rank: #251
• US rank: #18144

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,881
• Population (ZIP): 4,099

Population outlook (Cleburne County) Hauer SSP2

• Today (2025): 24,198 people
• By 2030: 23,324 · -3.6%
• By 2040: 21,566 · -10.9%
• By 2050: 19,916 · -17.7%
• By 2075: 16,744 · -30.8%
• By 2100: 13,303 · -45.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Cleburne

• 2024 margin: Solid R (+67.9) · D 15.2% · R 83.2% · Other 1.6%
• 2008→2024 swing: -23.7pp toward R · 2008: -44.2pp · 2024: -67.9pp
• All cycles: 2024: R+67.9 2020: R+65.8 2016: R+61.4 2012: R+52.2 2008: R+44.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 31.46%
• Current HPI: 243.7407
• 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

+868.9% since first listed

19 events — show timeline

• 2026-05-02 Price Changed $314,900 CARMLS
• 2026-03-27 Price Changed $324,900 CARMLS
• 2026-02-10 Listing Removed — CARMLS
• 2026-02-09 Relisted — CARMLS
• 2026-02-09 Listed $334,900 CARMLS
• 2026-01-31 Listing Removed — CARMLS
• 2025-12-30 Price Changed $339,000 CARMLS
• 2025-10-29 Price Changed $344,900 CARMLS
• 2025-08-16 Price Changed $349,900 CARMLS
• 2025-05-22 Price Changed $365,000 CARMLS
• 2025-04-24 Price Changed $374,900 CARMLS
• 2025-03-26 Price Changed $385,000 CARMLS
• 2025-02-22 Price Changed $399,900 CARMLS
• 2025-01-17 Price Changed $409,900 CARMLS
• 2024-12-18 Price Changed $419,900 CARMLS
• 2024-11-08 Listed $429,900 CARMLS
• 2020-10-07 Sold (Public Records) $560,000 Public Records
• 1993-06-01 Sold (Public Records) $38,000 Public Records
• 1986-09-01 Sold (Public Records) $32,500 Public Records

Property tax history

+14.7%/yr

Latest (2025): $3,918 · +146.4% YoY. Source: county tax records.