312 Royal Dr · Horseshoe Bend, AR 72512

$128,900

2 bd · 2.0 ba · 1,550 sqft · SingleFamily public records · 10 Days on market

Built 1975 4,356 sqft lot Est $118k · 9% over $90/mo HOA · 7% of rent

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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 +15.3/30.0
• 1% rule +5.1/10.0
• DSCR +4.7/10.0
• ARV discount +3.3/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ready to enjoy the summer carefree? This beautiful 2 bedroom, 2 bath house is located in a 55 and over neighborhood. Just minutes from downtown Horseshoe Bend and Turkey Mountain golf course. Hard wood flooring thru out the house. Both bedrooms are nice and large. Master suite has a walk in closet and master bathroom with step in shower. Nice large laundry room, washer and dryer stay with the home. There is an eat in kitchen, perfect for hosting card parties. Living room has built in cabinetry and the nice large sunroom offers views of the park. It also has a gas heater for extra heat in the cold winter months. The propane tank is owned and conveys with the home. There is an extra storage space under the home which could be used as a tornado shelter. This beautiful home is available fully furnished so you just have to bring your clothes and toiletries. The HOA fee covers the lawn care. Are you ready? Call or text me today for your own private viewing of this beautiful home.

Key facts

• Walk-in closet
• Hard wood flooring
• Eat in kitchen

Tags

• HARD WOOD FLOORING
• WALK-IN CLOSET
• STEP IN SHOWER
• LARGE LAUNDRY ROOM
• EAT IN KITCHEN
• BUILT IN CABINETRY

Property features AI

Finance

• Financial info: Potential financing available: VA, FHA, Conventional, or Cash
• HOA & community: Monthly association fee ($90) covering grounds and private roads; Community amenities include swimming pool(s), clubhouse, picnic area, golf course, fitness/bike trail, and is a senior community; Mandatory fee

Exterior

• Parking: Carport for 2 cars
• Utilities: Public sewer; Public water; Electric cooperative service; Propane/butane gas; Cable TV, Antenna TV, Satellite TV; All utilities underground; Internet: Cable, Fiber, Satellite
• Home design: Rock and frame exterior; Metal/vinyl siding; Metal roof; Located in a subdivision; Sloped and level lot
• Construction: Crawl space foundation
• Exterior features: Deck; Porch; Partially fenced yard; Guttering; Storm cellar; Shop; Brick fence; Paved road access

Interior

• Kitchen: Free-standing stove; Electric range; Dishwasher; Disposal; Refrigerator stays; Water softener
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric cooling; Central electric heating; Gas space heater
• Interior features: Great Room; Sun Room; Workshop/Craft room; Laundry room; Sheetrock, paneling, and wallpaper walls/ceilings
• Laundry & utility: Laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $46 ($554/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).

Location & tenants

• Location reads 64/100 on livability (#183 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment F.
• Izard CountyConsolidated School District (rural): math 27% / reading 29% proficiency, ranked #171 of 238 in AR (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Izard Co. Cons. Elem. School (math 42% / reading 27%, grade F, #254 of 454 statewide, top 59%, 270 students, 73% FRL); Izard County Cons Middle Sch (math 27% / reading 27%, grade F, #156 of 201 statewide, top 78%, 185 students, 69% FRL); Izard Co. Cons. High School (math 17% / reading 37%, grade F, #164 of 292 statewide, top 61%, 193 students, 72% FRL).
• Market conditions: 441 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6 units permitted in Izard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $891 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Izard County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 10y 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.

Recommended offer $128,900

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 1.01% ✓
• Cap rate: 6.72%
• Cash-on-cash: 1.54%
• DSCR: 1.07
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $117,800
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 Royal Dr	0.00mi	2/2.0	1,550 (0%)	0mo	$126,900	$82	100
1002 S Manor Dr	0.02mi	2/2.0	1,552 (+0%)	5mo	$134,000	$86	94
201 Parliament Dr	0.10mi	2/2.0	1,576 (+2%)	6mo	$116,000	$74	87
211 S Nightingale Dr	0.16mi	2/1.5	1,518 (-2%)	8mo	$119,900	$79	81
308 Parliament Dr	0.08mi	2/2.0	1,644 (+6%)	11mo	$135,000	$82	77
904 S Manor Dr	0.13mi	2/2.0	1,752 (+13%)	3mo	$110,000	$63	70
306 Parliament Dr	0.08mi	2/2.0	1,628 (+5%)	23mo	$124,000	$76	69
201 S Nightingale Dr	0.17mi	2/2.0	1,746 (+13%)	11mo	$119,000	$68	62
907 Eagle Ln	0.24mi	3/2.0 (+1)	1,384 (-11%)	21mo	$101,000	$73	49

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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-17,870
• Equity at exit: $19,219

10-year hold

• IRR: -4.8%
• Equity multiple: 0.68×
• Total profit: $-11,467
• Equity at exit: $11,145

Cash invested: $36,092 (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 72512

• Home prices YoY: -8.3%
• Active inventory: 441
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,934/yr
• Insurance: −$54
• HOA: −$90
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $46

Break-even live

Break-even rent $1,242

Max offer price $128,900

Occupancy floor 91%

Sensitivity live

Price	-10% $135	-5% $91	+0% $46	+5% $2	+10% $-43
Rent	-10% $-56	-5% $-5	+0% $46	+5% $98	+10% $149
Rate	-1.0pp $111	-0.5pp $79	base $46	+0.5pp $13	+1.0pp $-21

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: $32,225
• Closing costs: $3,867
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 E Church St Horseshoe Bend, AR	2.0	1.5	1176	$1,300	$1.11	45d	1	1.41mi

HOA detail

• Monthly dues: $90 · $1,080/yr
• Likely covers: gaslandscaping

Listing history 36 events

1. 2026-04-28
   status Under Contract
2. 2026-04-18
   listed $128,900 New Listing
3. 2026-04-17
   historical
4. 2026-04-01
   status Back on Market
5. 2026-03-18
   historical Take Backups
6. 2026-03-03
   price $130,000
7. 2025-12-10
   status Back on Market
8. 2025-11-13
   status Under Contract
9. 2025-10-28
   historical Take Backups
10. 2025-10-18
    listed $132,500 New Listing
11. 2025-07-11
    soldstatus $127,000
12. 2025-07-07
    soldstatus $127,000 Sold 988-char remark

    Show marketing remark (988 chars)

    Ready to enjoy the summer carefree? This beautiful 2 bedroom, 2 bath house is located in a 55 and over neighborhood. Just minutes from downtown Horseshoe Bend and Turkey Mountain golf course. Hard wood flooring thru out the house. Both bedrooms are nice and large. Master suite has a walk in closet and master bathroom with step in shower. Nice large laundry room, washer and dryer stay with the home. There is an eat in kitchen, perfect for hosting card parties. Living room has built in cabinetry and the nice large sunroom offers views of the park. It also has a gas heater for extra heat in the cold winter months. The propane tank is owned and conveys with the home. There is an extra storage space under the home which could be used as a tornado shelter. This beautiful home is available fully furnished so you just have to bring your clothes and toiletries. The HOA fee covers the lawn care. Are you ready? Call or text me today for your own private viewing of this beautiful home.

13. 2025-06-16
    status Under Contract 988-char remark

    Show marketing remark (988 chars)

    Ready to enjoy the summer carefree? This beautiful 2 bedroom, 2 bath house is located in a 55 and over neighborhood. Just minutes from downtown Horseshoe Bend and Turkey Mountain golf course. Hard wood flooring thru out the house. Both bedrooms are nice and large. Master suite has a walk in closet and master bathroom with step in shower. Nice large laundry room, washer and dryer stay with the home. There is an eat in kitchen, perfect for hosting card parties. Living room has built in cabinetry and the nice large sunroom offers views of the park. It also has a gas heater for extra heat in the cold winter months. The propane tank is owned and conveys with the home. There is an extra storage space under the home which could be used as a tornado shelter. This beautiful home is available fully furnished so you just have to bring your clothes and toiletries. The HOA fee covers the lawn care. Are you ready? Call or text me today for your own private viewing of this beautiful home.

14. 2025-04-17
    status Back on Market 988-char remark

    Show marketing remark (988 chars)

    Ready to enjoy the summer carefree? This beautiful 2 bedroom, 2 bath house is located in a 55 and over neighborhood. Just minutes from downtown Horseshoe Bend and Turkey Mountain golf course. Hard wood flooring thru out the house. Both bedrooms are nice and large. Master suite has a walk in closet and master bathroom with step in shower. Nice large laundry room, washer and dryer stay with the home. There is an eat in kitchen, perfect for hosting card parties. Living room has built in cabinetry and the nice large sunroom offers views of the park. It also has a gas heater for extra heat in the cold winter months. The propane tank is owned and conveys with the home. There is an extra storage space under the home which could be used as a tornado shelter. This beautiful home is available fully furnished so you just have to bring your clothes and toiletries. The HOA fee covers the lawn care. Are you ready? Call or text me today for your own private viewing of this beautiful home.

15. 2025-04-11
    historical 988-char remark

    Show marketing remark (988 chars)

    Ready to enjoy the summer carefree? This beautiful 2 bedroom, 2 bath house is located in a 55 and over neighborhood. Just minutes from downtown Horseshoe Bend and Turkey Mountain golf course. Hard wood flooring thru out the house. Both bedrooms are nice and large. Master suite has a walk in closet and master bathroom with step in shower. Nice large laundry room, washer and dryer stay with the home. There is an eat in kitchen, perfect for hosting card parties. Living room has built in cabinetry and the nice large sunroom offers views of the park. It also has a gas heater for extra heat in the cold winter months. The propane tank is owned and conveys with the home. There is an extra storage space under the home which could be used as a tornado shelter. This beautiful home is available fully furnished so you just have to bring your clothes and toiletries. The HOA fee covers the lawn care. Are you ready? Call or text me today for your own private viewing of this beautiful home.

16. 2025-04-08
    listed $129,900 New Listing 988-char remark

    Show marketing remark (988 chars)

    Ready to enjoy the summer carefree? This beautiful 2 bedroom, 2 bath house is located in a 55 and over neighborhood. Just minutes from downtown Horseshoe Bend and Turkey Mountain golf course. Hard wood flooring thru out the house. Both bedrooms are nice and large. Master suite has a walk in closet and master bathroom with step in shower. Nice large laundry room, washer and dryer stay with the home. There is an eat in kitchen, perfect for hosting card parties. Living room has built in cabinetry and the nice large sunroom offers views of the park. It also has a gas heater for extra heat in the cold winter months. The propane tank is owned and conveys with the home. There is an extra storage space under the home which could be used as a tornado shelter. This beautiful home is available fully furnished so you just have to bring your clothes and toiletries. The HOA fee covers the lawn care. Are you ready? Call or text me today for your own private viewing of this beautiful home.

17. 2022-12-21
    soldstatus $105,000
18. 2022-12-19
    soldstatus $105,000 Sold
19. 2022-12-06
    status Under Contract
20. 2022-11-14
    listed $125,000 New Listing
21. 2021-12-29
    soldstatus $88,400 Sold
22. 2021-11-06
    status Under Contract
23. 2021-09-30
    listed $89,900 New Listing
24. 2020-07-23
    soldstatus $66,500 Sold
25. 2020-07-23
    soldstatus $67,000
26. 2020-07-01
    status Under Contract
27. 2020-06-29
    status Back on Market
28. 2020-06-29
    historical
29. 2019-06-28
    listed $67,900
30. 2017-01-20
    soldstatus $57,000 Sold
31. 2017-01-20
    soldstatus $57,000
32. 2016-12-31
    status Under Contract
33. 2016-10-28
    listed $58,000 New Listing
34. 2016-10-26
    historical
35. 2016-05-26
    listed $76,000 New Listing
36. 2004-12-03
    soldstatus $40,000

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $15,600
• − Mortgage interest: −$7,220
• − Property taxes: −$1,934
• − Insurance: −$644
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − HOA: −$1,080
• − Depreciation: −$3,750
• Taxable loss: −$1,524
• Est. tax savings @ 24.0%: +$366
• After-tax cash flow: $920/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: Izard CountyConsolidated School District
• NCES district ID: 0500021
• Math proficiency: 27% ▼ -15.00%
• Reading proficiency: 29% ▼ -16.00%
• Median HH income: $30,245
• Composite: 22.66/100
• National rank: #8047
• State rank: #171 of 238 in AR

Livability — Horseshoe Bend

• Score: 64/100
• State rank: #183
• US rank: #14584

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Horseshoe Bend, AR
• City population: 2,458
• Population (ZIP): 2,458

Population outlook (Izard County) Hauer SSP2

• Today (2025): 13,018 people
• By 2030: 12,761 · -2.0%
• By 2040: 12,331 · -5.3%
• By 2050: 12,041 · -7.5%
• By 2075: 11,516 · -11.5%
• By 2100: 10,549 · -19.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 11% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Lithuanian 4% Serbian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Izard

• 2024 margin: Solid R (+65.9) · D 16.0% · R 81.9% · Other 2.1%
• 2008→2024 swing: -39.1pp toward R · 2008: -26.9pp · 2024: -65.9pp
• All cycles: 2024: R+65.9 2020: R+62.1 2016: R+54.3 2012: R+37.8 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.58%
• Current HPI: 184.0807
• 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

+222.2% since first listed

36 events — show timeline

• 2026-04-28 Pending — CARMLS
• 2026-04-18 Listed $128,900 CARMLS
• 2026-04-17 Listing Removed — CARMLS
• 2026-04-01 Relisted — CARMLS
• 2026-03-18 Contingent — CARMLS
• 2026-03-03 Price Changed $130,000 CARMLS
• 2025-12-10 Relisted — CARMLS
• 2025-11-13 Pending — CARMLS
• 2025-10-28 Contingent — CARMLS
• 2025-10-18 Listed $132,500 CARMLS
• 2025-07-11 Sold (Public Records) $127,000 Public Records
• 2025-07-07 Sold (MLS) $127,000 CARMLS
• 2025-06-16 Pending — CARMLS
• 2025-04-17 Relisted — CARMLS
• 2025-04-11 Listing Removed — CARMLS
• 2025-04-08 Listed $129,900 CARMLS
• 2022-12-21 Sold (Public Records) $105,000 Public Records
• 2022-12-19 Sold (MLS) $105,000 CARMLS
• 2022-12-06 Pending — CARMLS
• 2022-11-14 Listed $125,000 CARMLS
• 2021-12-29 Sold (MLS) $88,400 CARMLS
• 2021-11-06 Pending — CARMLS
• 2021-09-30 Listed $89,900 CARMLS
• 2020-07-23 Sold (Public Records) $67,000 Public Records
• 2020-07-23 Sold (MLS) $66,500 CARMLS
• 2020-07-01 Pending — CARMLS
• 2020-06-29 Relisted — CARMLS
• 2020-06-29 Listing Removed — CARMLS
• 2019-06-28 Listed $67,900 CARMLS
• 2017-01-20 Sold (Public Records) $57,000 Public Records
• 2017-01-20 Sold (MLS) $57,000 CARMLS
• 2016-12-31 Pending — CARMLS
• 2016-10-28 Listed $58,000 CARMLS
• 2016-10-26 Listing Removed — CARMLS
• 2016-05-26 Listed $76,000 CARMLS
• 2004-12-03 Sold (Public Records) $40,000 Public Records

Property tax history

-6.0%/yr

Latest (2025): $102 · -49.4% YoY. Source: county tax records.