163 & 169 Walker Rd · Higginson, AR 72068

$98,000

4 bd · 2.0 ba · 1,550 sqft · SingleFamily · 29 Days on market

Built 1995 Poor condition 0.86 ac lot

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Why this score? — see what drove the C+ 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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Appreciation +5.0/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

This property includes a 4 bed/2 bath home and a 1,500 sqft shop. Property is a fixer upper and is perfect for an investor. The shop is zoned commerical. Seller will consider selling both properties seperately.

Key facts

• 0.86 acre lot
• 2 parking spots
• Built 1995

Property features AI

Finance

• Other: Approximate living area recorded as 1,550
• Financial info: Annual taxes listed

Exterior

• Parking: Parking pads for 2 cars
• Utilities: Public sewer; Public water; Municipal electric service (Entergy)
• Home design: Inside city limits
• Construction: Rock and frame construction; Metal/vinyl siding; Slab foundation; 3-tab shingle roof; Built on approximately 0.86 acre lot
• Exterior features: Level, cleared lot; Not in a subdivision; Paved road access

Interior

• Flooring: Carpet; Vinyl; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Carpet, vinyl, and laminate flooring; Two full bathrooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $98k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $97k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#45 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A; Watch: schools F, amenities F, commute F.
• Searcy School District (town): math 47% / reading 43% proficiency, ranked #37 of 238 in AR (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 219 units permitted in White County in 2024 (36 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($678 loan paydown + $3k appreciation (3.0% local appreciation)).
• White County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,530 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.19% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.51%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $210,800
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Riley Ave	0.10mi	3/2.0 (-1)	1,421 (-8%)	1mo	$185,750	$131	76
116 Joy St	0.32mi	3/2.0 (-1)	1,492 (-4%)	1mo	$210,000	$141	73
284 Walker Rd	0.25mi	3/2.0 (-1)	1,451 (-6%)	1mo	$206,000	$142	72
290 Walker Rd	0.28mi	3/2.0 (-1)	1,503 (-3%)	10mo	$230,000	$153	68
114 Joy St	0.30mi	3/2.0 (-1)	1,472 (-5%)	9mo	$160,000	$109	65
185 Highway 11	0.55mi	3/2.0 (-1)	1,388 (-10%)	8mo	$181,900	$131	46
293 Walker Rd	0.25mi	3/2.0 (-1)	1,342 (-13%)	23mo	$182,000	$136	42

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

Projected returns pro-forma

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

5-year hold

• IRR: 17.4%
• Equity multiple: 1.99×
• Total profit: $27,136
• Equity at exit: $44,065

10-year hold

• IRR: 18.8%
• Equity multiple: 3.74×
• Total profit: $75,180
• Equity at exit: $67,909

Cash invested: $27,440 (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 72068

• Active inventory: 5
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,162 medium
• Mortgage (P&I): −$514
• Tax est. 1.5%: −$122 /mo · $1,470/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $240

Break-even live

Break-even rent $857

Max offer price $98,000

Occupancy floor 74%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $98,000 Active 29 DOM
2. 2026-06-18
   days on market $98,000 Active 28 DOM
3. 2026-06-17
   days on market $98,000 Active 27 DOM
4. 2026-06-16
   days on market $98,000 Active 26 DOM
5. 2026-06-15
   days on market $98,000 Active 25 DOM
6. 2026-06-14
   days on market $98,000 Active 23 DOM
7. 2026-06-12
   days on market $98,000 Active 22 DOM
8. 2026-06-09
   days on market $98,000 Active 19 DOM
9. 2026-06-08
   days on market $98,000 Active 18 DOM
10. 2026-06-07
    days on market $98,000 Active 17 DOM
11. 2026-06-05
    days on market $98,000 Active 14 DOM
12. 2026-06-03
    days on market $98,000 Active 13 DOM
13. 2026-06-02
    days on market $98,000 Active 12 DOM
14. 2026-06-01
    days on market $98,000 Active 11 DOM
15. 2026-05-31
    days on market $98,000 Active 10 DOM
16. 2026-05-30
    days on market $98,000 Active 9 DOM
17. 2026-05-21
    listed $98,000 New Listing

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $13,939
• − Mortgage interest: −$5,490
• − Property taxes: −$1,470
• − Insurance: −$490
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$2,851
• Taxable income: $1,409
• Est. tax owed @ 24.0%: −$338
• After-tax cash flow: $2,547/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.

Condition & rehab AI · 13 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations, including kitchen and bathroom updates, exterior siding and landscaping improvements, and interior repairs. The home's poor condition and lack of recent updates significantly reduce its value, making it a fixer-upper with significant potential for improvement.

Repairs flagged

• Major Kitchen countertops — Severe wear and tear, likely requiring replacement
• Major Bathroom fixtures — Worn and outdated, likely requiring replacement
• Major Exterior siding — Weathered and damaged, likely requiring replacement
• Major Flooring — Worn and damaged, likely requiring replacement
• Major Interior walls — Peeling paint and visible damage, likely requiring repainting and repairs

Value-add opportunities

• Resale Kitchen renovation — A modern kitchen will attract more buyers and increase the home's value
• Resale Bathroom renovation — Upgraded bathrooms will appeal to potential buyers and increase the home's value
• Both Exterior siding and landscaping — A fresh exterior will improve curb appeal and attract more renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Severe wear and tear, likely requiring replacement	Major	$15,000–50,000
Bathroom fixtures · Worn and outdated, likely requiring replacement	Major	$15,000–50,000
Exterior siding · Weathered and damaged, likely requiring replacement	Major	$15,000–50,000
Flooring · Worn and damaged, likely requiring replacement	Major	$15,000–50,000
Interior walls · Peeling paint and visible damage, likely requiring repainting and repairs	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale Kitchen renovation — A modern kitchen will attract more buyers and increase the home's value ↑
• Resale Bathroom renovation — Upgraded bathrooms will appeal to potential buyers and increase the home's value ↑
• Both Exterior siding and landscaping — A fresh exterior will improve curb appeal and attract more renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Searcy School District
• NCES district ID: 0512210
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $44,318
• Composite: 38.12/100
• National rank: #4272
• State rank: #37 of 238 in AR

Livability — Higginson

• Score: 71/100
• State rank: #45
• US rank: #7145

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Higginson, AR
• Population (ZIP): 759

Population outlook (White County) Hauer SSP2

• Today (2025): 82,310 people
• By 2030: 83,861 · +1.9%
• By 2040: 86,492 · +5.1%
• By 2050: 88,246 · +7.2%
• By 2075: 91,307 · +10.9%
• By 2100: 91,548 · +11.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 20% Hispanic / Latino 4%
• Common ancestry: Danish 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · White

• 2024 margin: Solid R (+61.2) · D 18.3% · R 79.5% · Other 2.2%
• 2008→2024 swing: -14.0pp toward R · 2008: -47.2pp · 2024: -61.2pp
• All cycles: 2024: R+61.2 2020: R+58.9 2016: R+57.9 2012: R+53.7 2008: R+47.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-05-21 Listed $98,000 CARMLS