2 Triangle Ln · Southside, AR 72501

$139,900

3 bd · 2.5 ba · 2,510 sqft · SingleFamily public records · 302 Days on market

0.64 ac lot $56/sqft · 52% below area

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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 +18.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +4.4/10.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here's your chance to BREATHE NEW LIFE into a local landmark! The truly one of a kind rock house at the top of the mountain awaits new owners with a VISION! With a beautiful view of the White River Valley and a convenient location, this home could be restored for residential or a quaint bed and breakfast or Airbnb rental! Or with the high visibility from both Batesville Boulevard and Heber Springs Road, this might offer you the PERFECT location for your next business venture (would require rezoning)- antique store, boutique, day spa or salon with a vibe, restaurant, the options are endless! Home will not qualify for mortgage lending (FHA, RD, USDA-RD, Conventional) and is being sold in ''as is'' condition.

Key facts

• Convenient location
• High visibility
• 0.64 acre lot

Tags

• CONVENIENT LOCATION
• HIGH VISIBILITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/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 $131k (6.3% below list).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 4.8% in Southside — 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 62/100 on livability (#216 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B; Watch: employment C-, amenities F, commute F.
• Southside School District (rural): math 43% / reading 35% proficiency, ranked #77 of 238 in AR (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 176 active listings in the ZIP; 33 units permitted in Independence County in 2024 (24 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 302 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 302 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.94% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.10%
• DSCR: 1.18
• GRM: 8.9

CMA / ARV

• ARV (median comp): $292,608
• List price: $139,900
• Delta: -52.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Melissa Ln	0.51mi	4/3.0 (+1)	2,250 (-10%)	2mo	$290,000	$129	51
46 Atchison Pl	0.51mi	4/3.0 (+1)	2,237 (-11%)	3mo	$275,000	$123	49
50 Chamblee Cir	0.44mi	4/3.0 (+1)	2,592 (+3%)	22mo	$155,000	$60	48
155 Ashley Faith Dr	0.32mi	3/2.0	2,260 (-10%)	23mo	$335,000	$148	48
156 Chamblee Dr	0.52mi	4/2.0 (+1)	2,146 (-14%)	3mo	$223,000	$104	42
150 Atchison Pl	0.73mi	4/2.5 (+1)	2,200 (-12%)	10mo	$337,000	$153	32
290 Haynie Dr	0.73mi	4/3.0 (+1)	2,200 (-12%)	8mo	$325,000	$148	32

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: -9.9%
• Equity multiple: 0.64×
• Total profit: $-14,172
• Equity at exit: $20,860

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-1,454
• Equity at exit: $12,096

Cash invested: $39,172 (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 72501

• Home prices YoY: -16.3%
• Active inventory: 176
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,311 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$110 /mo · $1,323/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $134

Break-even live

Break-even rent $1,142

Max offer price $139,900

Occupancy floor 85%

Sensitivity live

Price	-10% $213	-5% $173	+0% $134	+5% $94	+10% $55
Rent	-10% $30	-5% $82	+0% $134	+5% $186	+10% $237
Rate	-1.0pp $204	-0.5pp $169	base $134	+0.5pp $97	+1.0pp $61

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $139,900 Active 302 DOM
2. 2026-06-18
   days on market $139,900 Active 301 DOM
3. 2026-06-17
   days on market $139,900 Active 300 DOM
4. 2026-06-16
   days on market $139,900 Active 299 DOM
5. 2026-06-15
   days on market $139,900 Active 298 DOM
6. 2026-06-14
   days on market $139,900 Active 296 DOM
7. 2026-06-12
   days on market $139,900 Active 295 DOM
8. 2026-06-09
   days on market $139,900 Active 292 DOM
9. 2026-06-08
   days on market $139,900 Active 291 DOM
10. 2026-06-07
    days on market $139,900 Active 290 DOM
11. 2026-06-07
    days on market $139,900 Active 289 DOM
12. 2026-06-03
    days on market $139,900 Active 286 DOM
13. 2026-06-02
    days on market $139,900 Active 285 DOM
14. 2026-06-01
    days on market $139,900 Active 284 DOM
15. 2026-05-31
    days on market $139,900 Active 283 DOM
16. 2026-05-30
    days on market $139,900 Active 282 DOM
17. 2025-10-22
    price $139,900 718-char remark

    Show marketing remark (718 chars)

    Here's your chance to BREATHE NEW LIFE into a local landmark! The truly one of a kind rock house at the top of the mountain awaits new owners with a VISION! With a beautiful view of the White River Valley and a convenient location, this home could be restored for residential or a quaint bed and breakfast or Airbnb rental! Or with the high visibility from both Batesville Boulevard and Heber Springs Road, this might offer you the PERFECT location for your next business venture (would require rezoning)- antique store, boutique, day spa or salon with a vibe, restaurant, the options are endless! Home will not qualify for mortgage lending (FHA, RD, USDA-RD, Conventional) and is being sold in ''as is'' condition.

18. 2025-10-21
    price $139,900 718-char remark

    Show marketing remark (718 chars)

    Here's your chance to BREATHE NEW LIFE into a local landmark! The truly one of a kind rock house at the top of the mountain awaits new owners with a VISION! With a beautiful view of the White River Valley and a convenient location, this home could be restored for residential or a quaint bed and breakfast or Airbnb rental! Or with the high visibility from both Batesville Boulevard and Heber Springs Road, this might offer you the PERFECT location for your next business venture (would require rezoning)- antique store, boutique, day spa or salon with a vibe, restaurant, the options are endless! Home will not qualify for mortgage lending (FHA, RD, USDA-RD, Conventional) and is being sold in ''as is'' condition.

19. 2025-08-20
    listed $159,900 Active 718-char remark

    Show marketing remark (718 chars)

    Here's your chance to BREATHE NEW LIFE into a local landmark! The truly one of a kind rock house at the top of the mountain awaits new owners with a VISION! With a beautiful view of the White River Valley and a convenient location, this home could be restored for residential or a quaint bed and breakfast or Airbnb rental! Or with the high visibility from both Batesville Boulevard and Heber Springs Road, this might offer you the PERFECT location for your next business venture (would require rezoning)- antique store, boutique, day spa or salon with a vibe, restaurant, the options are endless! Home will not qualify for mortgage lending (FHA, RD, USDA-RD, Conventional) and is being sold in ''as is'' condition.

20. 2025-08-18
    listed $159,900 New Listing 718-char remark

    Show marketing remark (718 chars)

    Here's your chance to BREATHE NEW LIFE into a local landmark! The truly one of a kind rock house at the top of the mountain awaits new owners with a VISION! With a beautiful view of the White River Valley and a convenient location, this home could be restored for residential or a quaint bed and breakfast or Airbnb rental! Or with the high visibility from both Batesville Boulevard and Heber Springs Road, this might offer you the PERFECT location for your next business venture (would require rezoning)- antique store, boutique, day spa or salon with a vibe, restaurant, the options are endless! Home will not qualify for mortgage lending (FHA, RD, USDA-RD, Conventional) and is being sold in ''as is'' condition.

21. 2000-06-02
    soldstatus $115,000
22. 1998-02-25
    soldstatus $80,000

ⓘ 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: $1,323 · $110/mo
• Projected year-2 tax: $1,323 · $110/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,736
• − Mortgage interest: −$7,837
• − Property taxes: −$1,323
• − Insurance: −$700
• − Repairs & maintenance: −$1,259
• − Management: −$1,259
• − Depreciation: −$4,070
• Taxable loss: −$711
• Est. tax savings @ 24.0%: +$171
• After-tax cash flow: $1,775/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: Southside School District
• NCES district ID: 0512540
• Math proficiency: 43% ▼ -14.00%
• Reading proficiency: 35% ▼ -11.00%
• Median HH income: $37,901
• Composite: 32.55/100
• National rank: #5688
• State rank: #77 of 238 in AR

Livability — Southside

• Score: 62/100
• State rank: #216
• US rank: #16702

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southside, AR
• County: Independence County · 26,218 people
• Metro: Batesville, AR
• Population (ZIP): 26,218
• Household income: $52,829
• Rent vs Own: 34.9% rent · 65.1% own
• Severe rent burden: 553.0

Population outlook (Independence County) Hauer SSP2

• Today (2025): 37,748 people
• By 2030: 37,962 · +0.6%
• By 2040: 38,151 · +1.1%
• By 2050: 37,980 · +0.6%
• By 2075: 36,622 · -3.0%
• By 2100: 32,741 · -13.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 12% Two or more races 8% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 7% Other Asian/Pacific 1%

Political lean MEDSL · Independence

• 2024 margin: Solid R (+59.5) · D 19.2% · R 78.7% · Other 2.1%
• 2008→2024 swing: -22.3pp toward R · 2008: -37.1pp · 2024: -59.5pp
• All cycles: 2024: R+59.5 2020: R+58.2 2016: R+52.4 2012: R+44.0 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.19%
• Current HPI: 206.3787
• Rent YoY: —
• Metro: Batesville, 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

+74.9% since first listed

6 events — show timeline

• 2025-10-22 Price Changed $139,900 CARMLS
• 2025-10-21 Price Changed $139,900 Batesville
• 2025-08-20 Listed $159,900 Batesville
• 2025-08-18 Listed $159,900 CARMLS
• 2000-06-02 Sold (Public Records) $115,000 Public Records
• 1998-02-25 Sold (Public Records) $80,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,323 · +9.5% YoY. Source: county tax records.