20 Echo Valley Dr · Holland, AR 72032

$58,000

1 bd · 1.0 ba · 500 sqft · SingleFamily · 11 Days on market

Built 2000 1.00 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

DOUBLE WIDE BEING UPDATED WITH NEW FLOORS, NEW ROOF, NEW APPLIANCES. 16X24 METAL WORKSHOP WITH WOOD FLOOR AND 220 ELECTRIC. THREE FULL ACRES INCLUDED. SEE AGENT REMARKS.

Key facts

• 16x32 shop
• Country living
• One acre

Tags

• ONE ACRE
• 16X32 SHOP
• COUNTRY LIVING

Property features AI

Finance

• Financial info: Financing options: conventional loan, cash, or other (see remarks)
• HOA & community: No area amenities listed

Exterior

• Utilities: Septic; Public water; Municipal electric service (Entergy); Insulated windows and doors; Ridge vents
• Home design: Frame with Hardie board exterior
• Construction: Architectural shingle roof; Slab foundation
• Exterior features: Shop; Paved road access; Sloped, rural lot

Interior

• Kitchen: Electric range
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Mini-split
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Ceiling fan(s); Walk-in shower; Formica kitchen counters
• Laundry & utility: Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($878 rent vs $58k).

Location & tenants

• Location reads 59/100 on livability (#285 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Mt. Vernon/Enola School District (rural): math 41% / reading 42% proficiency, ranked #48 of 238 in AR (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mt. Vernon/Enola Elem. School (math 42% / reading 42%, grade F, #173 of 454 statewide, top 43%, 307 students, 70% FRL); Mt. Vernon/Enola High School (math 42% / reading 42%, grade F, #38 of 292 statewide, top 14%, 251 students, 55% FRL).
• Market conditions: Rents rising (+1.1%/yr); 186 active listings in the ZIP; 865 units permitted in Faulkner County in 2024 (451 in 5+ unit buildings).
• This rent is only 16% of the median local income ($65k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $401 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Faulkner County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $16k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 18y 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 $40k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is F 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?
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: 1.51% ✓
• Cap rate: 13.36%
• Cash-on-cash: 25.24%
• DSCR: 2.12
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.15% rent growth · sell at horizon

5-year hold

• IRR: 16.8%
• Equity multiple: 1.66×
• Total profit: $10,739
• Equity at exit: $8,648

10-year hold

• IRR: 24.0%
• Equity multiple: 2.91×
• Total profit: $30,954
• Equity at exit: $5,015

Cash invested: $16,240 (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 72032

• Home prices YoY: -17.0%
• Rents YoY: 1.1%
• Active inventory: 186
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $878 medium
• Mortgage (P&I): −$304
• Tax from tax record: −$24 /mo · $289/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $342

Break-even live

Break-even rent $446

Max offer price $58,000

Occupancy floor 56%

Sensitivity live

Price	-10% $374	-5% $358	+0% $342	+5% $325	+10% $309
Rent	-10% $272	-5% $307	+0% $342	+5% $376	+10% $411
Rate	-1.0pp $371	-0.5pp $356	base $342	+0.5pp $327	+1.0pp $311

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-15
   status Under Contract
2. 2026-05-05
   historical Take Backups
3. 2026-05-04
   listed $58,000 New Listing
4. 2008-08-22
   soldstatus $40,000
5. 2008-08-18
   soldstatus $40,000 169-char remark

   Show marketing remark (169 chars)

   DOUBLE WIDE BEING UPDATED WITH NEW FLOORS, NEW ROOF, NEW APPLIANCES. 16X24 METAL WORKSHOP WITH WOOD FLOOR AND 220 ELECTRIC. THREE FULL ACRES INCLUDED. SEE AGENT REMARKS.

6. 2008-07-31
   historical 169-char remark

   Show marketing remark (169 chars)

   DOUBLE WIDE BEING UPDATED WITH NEW FLOORS, NEW ROOF, NEW APPLIANCES. 16X24 METAL WORKSHOP WITH WOOD FLOOR AND 220 ELECTRIC. THREE FULL ACRES INCLUDED. SEE AGENT REMARKS.

7. 2008-01-31
   listed $49,000 169-char remark

   Show marketing remark (169 chars)

   DOUBLE WIDE BEING UPDATED WITH NEW FLOORS, NEW ROOF, NEW APPLIANCES. 16X24 METAL WORKSHOP WITH WOOD FLOOR AND 220 ELECTRIC. THREE FULL ACRES INCLUDED. SEE AGENT REMARKS.

ⓘ 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: $289 · $24/mo
• Projected year-2 tax: $371 · $31/mo
• Expected delta: +$83/yr (+$7/mo · 28.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,542
• − Mortgage interest: −$3,249
• − Property taxes: −$289
• − Insurance: −$290
• − Repairs & maintenance: −$843
• − Management: −$843
• − Depreciation: −$1,687
• Taxable income: $3,341
• Est. tax owed @ 24.0%: −$802
• After-tax cash flow: $3,298/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: Mt. Vernon/Enola School District
• NCES district ID: 0510080
• Math proficiency: 41% ▼ -11.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $52,774
• Composite: 36.01/100
• National rank: #4782
• State rank: #48 of 238 in AR

Livability — Holland

• Score: 59/100
• State rank: #285
• US rank: #19821

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Faulkner County · 103,634 people
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 34,469
• Household income: $64,695
• Rent vs Own: 36.6% rent · 63.4% own
• Severe rent burden: 916.0

Population outlook (Faulkner County) Hauer SSP2

• Today (2025): 138,985 people
• By 2030: 148,264 · +6.7%
• By 2040: 166,010 · +19.4%
• By 2050: 183,362 · +31.9%
• By 2075: 224,593 · +61.6%
• By 2100: 250,603 · +80.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 15% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Serbian 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Faulkner

• 2024 margin: Solid R (+32.3) · D 32.6% · R 64.9% · Other 2.5%
• 2008→2024 swing: -7.1pp toward R · 2008: -25.3pp · 2024: -32.3pp
• All cycles: 2024: R+32.3 2020: R+29.5 2016: R+31.6 2012: R+31.7 2008: R+25.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.15%
• Current HPI: 234.6331
• Rent YoY: ▲ 1.15%
• Metro: Little Rock-North Little Rock-Conway, AR
• 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

+18.4% since first listed

7 events — show timeline

• 2026-05-15 Pending — CARMLS
• 2026-05-05 Contingent — CARMLS
• 2026-05-04 Listed $58,000 CARMLS
• 2008-08-22 Sold (Public Records) $40,000 Public Records
• 2008-08-18 Sold (MLS) $40,000 CARMLS
• 2008-07-31 Listing Removed — CARMLS
• 2008-01-31 Listed $49,000 CARMLS

Property tax history

+3.2%/yr

Latest (2025): $289 · +7.4% YoY. Source: county tax records.