802 Georgia St · Coal Hill, AR 72832

$80,000

3 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 3 Days on market

Built 1950 Est $112k · 29% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

No central Ac home sold as is

Key facts

• Built 1950
• Listed 2 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $496 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

Location & tenants

• Location reads 67/100 on livability (#105 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools F, amenities F, commute F.
• Westside School District (rural): math 20% / reading 19% proficiency, ranked #216 of 238 in AR (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 99% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 9 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 12 units permitted in Johnson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($553 loan paydown + $2k appreciation (3.0% local appreciation)).
• Johnson County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $14k; list at $80k implies a 471% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.56% ✓
• Cap rate: 13.73%
• Cash-on-cash: 26.57%
• DSCR: 2.18
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $112,200
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 S 7th	0.09mi	3/1.0	912 (-11%)	8mo	$118,000	$129	72
804 E Hwy 64 St	0.07mi	2/1.0 (-1)	1,167 (+14%)	2mo	$92,000	$79	66
300 Us-64	0.50mi	3/1.0	1,088 (+7%)	20mo	$120,000	$110	49
902 Rabbit Hill Rd	0.29mi	2/2.0 (-1)	1,146 (+12%)	12mo	$146,000	$127	47
306 Us-64	0.31mi	2/1.0 (-1)	884 (-13%)	22mo	$24,000	$27	40

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: 32.6%
• Equity multiple: 2.84×
• Total profit: $41,206
• Equity at exit: $35,971

10-year hold

• IRR: 32.8%
• Equity multiple: 5.57×
• Total profit: $102,408
• Equity at exit: $55,436

Cash invested: $22,400 (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 72832

• Active inventory: 9
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$39 /mo · $464/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $496

Break-even live

Break-even rent $622

Max offer price $80,000

Occupancy floor 55%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
308 E Highway 64 Coal Hill, AR	3.0	1.0	1400	$1,250	$0.89	23d	1	0.56mi

Listing history 4 events

1. 2026-06-19
   days on market $80,000 Active 3 DOM
2. 2026-06-18
   days on market $80,000 Active 2 DOM
3. 2026-06-17
   remarks 29-char remark
4. 2026-06-17
   listed $80,000 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: $464 · $39/mo
• Projected year-2 tax: $512 · $43/mo
• Expected delta: +$48/yr (+$4/mo · 10.3%)

ⓘ 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 6/10 Major 7 d/yr ≥113°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,000
• − Mortgage interest: −$4,481
• − Property taxes: −$464
• − Insurance: −$400
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$2,327
• Taxable income: $4,927
• Est. tax owed @ 24.0%: −$1,183
• After-tax cash flow: $4,769/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: Westside School District
• NCES district ID: 0514020
• Math proficiency: 20% ▼ -7.00%
• Reading proficiency: 19% ▼ -8.00%
• Median HH income: $32,160
• Composite: 15.81/100
• National rank: #9265
• State rank: #216 of 238 in AR

Livability — Coal Hill

• Score: 67/100
• State rank: #105
• US rank: #10670

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coal Hill, AR
• City population: 677
• Population (ZIP): 677

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 27,452 people
• By 2030: 28,003 · +2.0%
• By 2040: 28,960 · +5.5%
• By 2050: 29,627 · +7.9%
• By 2075: 31,000 · +12.9%
• By 2100: 31,173 · +13.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Slovak 2% Romanian 2% Iranian 1%
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+51.4) · D 23.3% · R 74.7% · Other 2.0%
• 2008→2024 swing: -28.4pp toward R · 2008: -23.1pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+49.0 2016: R+40.6 2012: R+28.0 2008: R+23.1

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

+471.4% since first listed

2 events — show timeline

• 2026-06-17 Listed $80,000 FSBO.com
• 2004-08-23 Sold (Public Records) $14,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $464 · +10.1% YoY. Source: county tax records.