3771 Highway 311 · Green Forest, AR 72638

$165,000

3 bd · 1.0 ba · 1,282 sqft · SingleFamily public records · 5 Days on market

Built 1900 6.00 ac lot

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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 +12.0/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +3.6/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks

Opportunity awaits with this 6-acre tract located on Hwy 311 near Green Forest. The property includes a home that is currently partially livable and offers excellent potential for renovation, repair, or future improvement. With highway frontage, usable acreage, and a rural setting, this property presents opportunities for a residence, investment property, or future homesite. Buyers are encouraged to inspect and verify condition to their satisfaction. This property is being offered separately from the adjoining commercial tract as part of a larger property division. See MLS #1341866 , MLS #1341870 and MLS #1349277 for related listings. Additional adjoining property may be available. Acreage,

Key facts

• Highway frontage
• 6 acre tract
• Rural setting

Tags

• 6 ACRE TRACT
• HIGHWAY FRONTAGE
• RURAL SETTING
• POTENTIAL FOR RENOVATION

Property features AI

Finance

• Other: Approximately 6 acres total (includes about 5 acres pasture and 1 acre wooded)
• Financial info: Annual tax amount reported
• HOA & community: Association fees billed monthly

Exterior

• Parking: Gravel driveway
• Utilities: Electricity available; Natural gas available
• Home design: 2-story; Block foundation
• Construction: Wood siding; Asphalt shingle roof; Built on block foundation
• Exterior features: Gravel driveway; Covered porch/patio; Guest house; Outbuilding; Partial fencing; Property located outside city limits; Highway road frontage

Interior

• Kitchen: Electric oven
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating
• Interior features: Laminate flooring; No additional interior features listed
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-38 ($-453/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (27.2% below list).
• Recommended offer: $120k (27.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#143 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, amenities F, commute F.
• Green Forest School District (town): math 31% / reading 32% proficiency, ranked #145 of 238 in AR (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Green Forest Elementary School (math 67% / reading 47%, grade C+, #49 of 454 statewide, top 12%, 479 students, 83% FRL); Green Forest Intermed School (math 32% / reading 32%, grade F, #133 of 201 statewide, top 66%, 547 students, 71% FRL); Green Forest High School (math 15% / reading 27%, grade F, #228 of 292 statewide, top 79%, 441 students, 68% FRL).
• Market conditions: 57 active listings in the ZIP; 30 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $8k appreciation (5.1% local appreciation)).
• Carroll County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.1% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $24k; list at $165k implies a 602% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,149 (27.2% 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. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.73% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.98%
• DSCR: 0.96
• GRM: 11.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.4%
• Equity multiple: 1.80×
• Total profit: $36,866
• Equity at exit: $94,902

10-year hold

• IRR: 13.3%
• Equity multiple: 3.44×
• Total profit: $112,804
• Equity at exit: $164,956

Cash invested: $46,200 (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 72638

• Home prices YoY: 1.9%
• Active inventory: 57
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,201 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$53 /mo · $635/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-38

Break-even live

Break-even rent $1,249

Max offer price $158,334

Occupancy floor 98%

Sensitivity live

Price	-10% $56	-5% $9	+0% $-38	+5% $-84	+10% $-131
Rent	-10% $-133	-5% $-85	+0% $-38	+5% $10	+10% $57
Rate	-1.0pp $45	-0.5pp $4	base $-38	+0.5pp $-80	+1.0pp $-124

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-04
   statusdays on market $165,000 Pending 5 DOM
2. 2026-06-02
   days on market $165,000 Active 4 DOM
3. 2026-06-01
   days on market $165,000 Active 3 DOM
4. 2026-05-31
   days on market $165,000 Active 2 DOM
5. 2026-05-31
   remarks 699-char remark
6. 2026-05-31
   listed $165,000 Active 1 DOM

ⓘ 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: $635 · $53/mo
• Projected year-2 tax: $1,056 · $88/mo
• Expected delta: +$421/yr (+$35/mo · 66.4%)

ⓘ 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 4/10 Moderate 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $14,418
• − Mortgage interest: −$9,243
• − Property taxes: −$635
• − Insurance: −$825
• − Repairs & maintenance: −$1,153
• − Management: −$1,153
• − Depreciation: −$4,800
• Taxable loss: −$3,391
• Est. tax savings @ 24.0%: +$814
• After-tax cash flow: $361/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: Green Forest School District
• NCES district ID: 0506870
• Math proficiency: 31% ▼ -10.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $39,211
• Composite: 26.42/100
• National rank: #7225
• State rank: #145 of 238 in AR

Livability — Green Forest

• Score: 65/100
• State rank: #143
• US rank: #12618

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,068

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 28,014 people
• By 2030: 28,006 · +-0.0%
• By 2040: 28,242 · +0.8%
• By 2050: 29,169 · +4.1%
• By 2075: 33,935 · +21.1%
• By 2100: 39,497 · +41.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 54% Hispanic / Latino 30% Two or more races 23% Pacific Islander 4% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Portuguese 3% Iranian 1% Lithuanian 1%
• Foreign-born: 17% · Canada
• Languages at home: 77% English-only · Spanish 18% Other Asian/Pacific 4%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+31.7) · D 33.0% · R 64.7% · Other 2.2%
• 2008→2024 swing: -13.6pp toward R · 2008: -18.1pp · 2024: -31.7pp
• All cycles: 2024: R+31.7 2020: R+28.8 2016: R+32.3 2012: R+23.9 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.14%
• Current HPI: 283.1194
• 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

+1550.0% since first listed

3 events — show timeline

• 2026-05-29 Listed $165,000 NWARMLS
• 1992-11-10 Sold (Public Records) $23,500 Public Records
• 1984-03-24 Sold (Public Records) $10,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $635 · -33.4% YoY. Source: county tax records.