1204 W Main St · Heber Springs, AR 72543

$125,000

2 bd · 1.0 ba · 1,168 sqft · SingleFamily public records · 59 Days on market

Built 1952 10,454 sqft lot $107/sqft · at area comps Est $128k · at est.

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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 +8.4/15.0
• DSCR +4.5/10.0
• Schools +4.1/10.0
• 1% rule +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Come fall in love with this charming home in the heart of Heber Springs! This home has a lot of character that you don't find in today's homes. With refinished hardwood floors, updated countertops, and new lighting throughout, this home is move-in ready for you! This home also has a spacious unfinished basement which is currently being used as the laundry room, but could have endless possibilities as bonus living space. Conveniently located less than a mile from a boat launch and Sandy Beach, this home has it all at an affordable price. Call us today for your private tour to see if this home is right for you.

Key facts

• New lighting
• Boat launch
• Updated countertops

Tags

• REFINISHED HARDWOOD FLOORS
• UPDATED COUNTERTOPS
• NEW LIGHTING
• SPACIOUS UNFINISHED BASEMENT
• BOAT LAUNCH

Property features AI

Exterior

• Parking: Parking pads for 2 cars
• Utilities: Public sewer; Public water; Municipal electric service (includes Entergy); Natural gas; Cable TV available
• Home design: Single-family property
• Construction: Block and wood exterior; Composition roof; Slab/crawlspace combination foundation; Built on tax-recorded acreage of 0.24 acres
• Exterior features: Sloped, up-slope lot; Gravel and paved road access; Inside city limits

Interior

• Kitchen: Free-standing stove; Microwave; Garbage disposal; Ice maker connection
• Flooring: Wood flooring; Vinyl flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Great room; Den / family room; Unfinished space; Basement
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $30 ($358/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 $100k (20.2% below list).
• Recommended offer: $100k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.1% in Heber 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 58/100 on livability (#329 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime C-, employment D+, amenities F.
• Heber Springs School District (town): math 50% / reading 49% proficiency, ranked #19 of 238 in AR (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Heber Springs Elem. School (math 48% / reading 40%, grade F, #164 of 454 statewide, top 37%, 756 students, 61% FRL); Heber Springs Middle School (math 60% / reading 58%, grade B, #13 of 201 statewide, top 7%, 380 students, 46% FRL); Heber Springs High School (math 37% / reading 49%, grade F, #37 of 292 statewide, top 12%, 484 students, 40% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: 296 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 13 units permitted in Cleburne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Cleburne County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y 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.
• Current owner paid $105k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $99,805 (20.2% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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. 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: 0.80% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.02%
• DSCR: 1.05
• GRM: 10.4

CMA / ARV

• ARV (median comp): $127,500
• List price: $125,000
• Delta: -1.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
807 W Walnut St	0.36mi	2/2.0	1,160 (-1%)	2mo	$140,000	$121	76
1403 W Walnut St	0.25mi	3/2.0 (+1)	1,144 (-2%)	4mo	$115,000	$101	72
706 W Pne	0.41mi	3/1.0 (+1)	1,210 (+4%)	2mo	$171,000	$141	68
609 Scenic Vly	0.57mi	3/2.0 (+1)	1,166 (-0%)	2mo	$164,000	$141	62
431 Ash St	0.56mi	3/1.0 (+1)	1,140 (-2%)	4mo	$145,000	$127	62
402 Hill Crest Dr	0.39mi	3/2.0 (+1)	1,256 (+8%)	6mo	$167,000	$133	55
411 N 3rd St	0.71mi	2/2.0	1,096 (-6%)	2mo	$90,000	$82	51
532 Scenic Valley Dr	0.58mi	3/2.0 (+1)	1,256 (+8%)	10mo	$188,000	$150	43
507 Case St	0.52mi	3/1.0 (+1)	1,008 (-14%)	7mo	$158,000	$157	42
620 Spruce St	0.69mi	3/1.0 (+1)	1,000 (-14%)	3mo	$95,000	$95	36
2125 Snooze Rd	0.73mi	2/1.0	1,000 (-14%)	7mo	$149,900	$150	36
1002 S 11th St	0.65mi	3/2.0 (+1)	1,316 (+13%)	8mo	$165,000	$125	33

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-18,405
• Equity at exit: $18,638

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-13,782
• Equity at exit: $10,808

Cash invested: $35,000 (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 72543

• Home prices YoY: -26.7%
• Active inventory: 296
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $998 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$51 /mo · $612/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $30

Break-even live

Break-even rent $960

Max offer price $125,000

Occupancy floor 92%

Sensitivity live

Price	-10% $101	-5% $65	+0% $30	+5% $-6	+10% $-41
Rent	-10% $-49	-5% $-10	+0% $30	+5% $69	+10% $109
Rate	-1.0pp $93	-0.5pp $62	base $30	+0.5pp $-3	+1.0pp $-36

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 Colonial Dr Unit 1 Heber Springs, AR	2.0	1.0	720	$775	$1.08	45d	1	0.61mi
313 N High St Unit A Heber Springs, AR	3.0	2.0	1350	$1,299	$0.96	25d	1	1.15mi

Listing history 40 events

1. 2026-06-22
   days on market $125,000 Active 59 DOM
2. 2026-06-21
   days on market $125,000 Active 58 DOM
3. 2026-06-19
   days on market $125,000 Active 56 DOM
4. 2026-06-18
   days on market $125,000 Active 55 DOM
5. 2026-06-17
   days on market $125,000 Active 54 DOM
6. 2026-06-16
   days on market $125,000 Active 53 DOM
7. 2026-06-15
   days on market $125,000 Active 52 DOM
8. 2026-06-14
   days on market $125,000 Active 50 DOM
9. 2026-06-12
   days on market $125,000 Active 49 DOM
10. 2026-06-09
    days on market $125,000 Active 46 DOM
11. 2026-06-08
    days on market $125,000 Active 45 DOM
12. 2026-06-07
    days on market $125,000 Active 44 DOM
13. 2026-06-07
    days on market $125,000 Active 43 DOM
14. 2026-06-04
    days on market $125,000 Active 40 DOM
15. 2026-06-02
    days on market $125,000 Active 39 DOM
16. 2026-06-01
    days on market $125,000 Active 38 DOM
17. 2026-05-31
    days on market $125,000 Active 37 DOM
18. 2026-05-31
    days on market $125,000 Active 36 DOM
19. 2026-04-24
    listed $125,000 New Listing 616-char remark
20. 2026-04-01
    historical
21. 2026-01-23
    listed $129,900 New Listing
22. 2025-12-01
    historical
23. 2025-10-01
    status Back on Market
24. 2025-10-01
    historical
25. 2025-09-17
    price $132,500
26. 2025-08-04
    listed $135,000 New Listing
27. 2022-08-16
    soldstatus $105,000
28. 2022-08-12
    soldstatus $105,000 Sold
29. 2022-08-09
    status Under Contract
30. 2022-07-18
    historical Take Backups
31. 2022-06-30
    price $106,000
32. 2022-06-22
    price $108,000
33. 2022-06-09
    listed $110,000 New Listing
34. 2019-09-25
    soldstatus $35,000 Sold
35. 2019-08-20
    status Back on Market
36. 2019-04-04
    status Under Contract
37. 2019-03-18
    listed $45,000 New Listing
38. 2018-12-27
    historical
39. 2018-09-11
    price $53,500
40. 2018-07-30
    listed $58,500 New Listing

ⓘ 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: $612 · $51/mo
• Projected year-2 tax: $800 · $67/mo
• Expected delta: +$188/yr (+$16/mo · 30.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $11,977
• − Mortgage interest: −$7,002
• − Property taxes: −$612
• − Insurance: −$625
• − Repairs & maintenance: −$958
• − Management: −$958
• − Depreciation: −$3,636
• Taxable loss: −$1,815
• Est. tax savings @ 24.0%: +$436
• After-tax cash flow: $794/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: Heber Springs School District
• NCES district ID: 0507560
• Math proficiency: 50% ▼ -11.00%
• Reading proficiency: 49% ▼ -11.00%
• Median HH income: $39,577
• Composite: 41.39/100
• National rank: #3478
• State rank: #19 of 238 in AR

Livability — Heber Springs

• Score: 58/100
• State rank: #329
• US rank: #21491

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Heber Springs, AR
• Population (ZIP): 12,642

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

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: ▼ -78.45%
• Current HPI: 215.4322
• 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

+113.7% since first listed

22 events — show timeline

• 2026-04-24 Listed $125,000 CARMLS
• 2026-04-01 Listing Removed — CARMLS
• 2026-01-23 Listed $129,900 CARMLS
• 2025-12-01 Listing Removed — CARMLS
• 2025-10-01 Relisted — CARMLS
• 2025-10-01 Listing Removed — CARMLS
• 2025-09-17 Price Changed $132,500 CARMLS
• 2025-08-04 Listed $135,000 CARMLS
• 2022-08-16 Sold (Public Records) $105,000 Public Records
• 2022-08-12 Sold (MLS) $105,000 CARMLS
• 2022-08-09 Pending — CARMLS
• 2022-07-18 Contingent — CARMLS
• 2022-06-30 Price Changed $106,000 CARMLS
• 2022-06-22 Price Changed $108,000 CARMLS
• 2022-06-09 Listed $110,000 CARMLS
• 2019-09-25 Sold (MLS) $35,000 CARMLS
• 2019-08-20 Relisted — CARMLS
• 2019-04-04 Pending — CARMLS
• 2019-03-18 Listed $45,000 CARMLS
• 2018-12-27 Listing Removed — CARMLS
• 2018-09-11 Price Changed $53,500 CARMLS
• 2018-07-30 Listed $58,500 CARMLS

Property tax history

+4.0%/yr

Latest (2025): $612 · +10.0% YoY. Source: county tax records.