1004 Herpel Rds · Mountain View, AR 72560

$110,000

1 bd · 1.0 ba · 702 sqft · SingleFamily public records · 118 Days on market

Built 2006 5.00 ac lot $157/sqft · 18% below area Est $135k · 18% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.8/30.0
• DSCR +3.5/10.0
• Schools +3.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

FANTASTIC LITTLE GET AWAY ON 5 PRIVATE ACRES JUST MIN. FROM DOWN TOWN AND RIVER . LOT GOLF COURSE 1 MILE AWAY ON SAME RD. SHOULD BE GREAT FOR WEEKEND RENTAL. HAS RV HOOK UP IN FRONT DRIVE ALSO

Key facts

• Private acres
• Weekend rental
• Rv hook up

Tags

• PRIVATE ACRES
• WEEKEND RENTAL
• RV HOOK UP

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $-29 ($-353/yr) — negative.
• To cash-flow at today's rent, offer at most $105k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $79k (27.7% below list).
• Recommended offer: $79k (27.7% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 2.3% in Mountain View — 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 (#316 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime D-, amenities F, commute F.
• Mountain View School District (rural): math 34% / reading 41% proficiency, ranked #107 of 238 in AR (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mountain View Elem. School (math 42% / reading 32%, grade F, #229 of 454 statewide, top 54%, 491 students, 99% FRL); Mountain View Middle School (math 36% / reading 42%, grade F, #102 of 201 statewide, top 52%, 369 students, 99% FRL); Mountain View High School (math 22% / reading 47%, grade F, #92 of 292 statewide, top 37%, 319 students, 99% FRL) — zoned schools average 99% FRL vs 54% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 162 active listings in the ZIP; 2 units permitted in Stone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Stone County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $110k implies a 144% gain — meaningful room to come down on a strong offer.

Recommended offer $79,490 (27.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.15%
• DSCR: 0.95
• GRM: 11.5

CMA / ARV

• ARV (median comp): $134,511
• List price: $110,000
• Delta: -18.22%
• Verdict: UNDERPRICED
• Comps: 9 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.2%
• Equity multiple: 0.36×
• Total profit: $-19,749
• Equity at exit: $16,401

10-year hold

• IRR: -10.6%
• Equity multiple: 0.36×
• Total profit: $-19,818
• Equity at exit: $9,511

Cash invested: $30,800 (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 72560

• Home prices YoY: -23.2%
• Active inventory: 162
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $795 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$35 /mo · $416/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$167
• Net cashflow: $-29

Break-even live

Break-even rent $832

Max offer price $104,804

Occupancy floor 99%

Sensitivity live

Price	-10% $33	-5% $2	+0% $-29	+5% $-61	+10% $-92
Rent	-10% $-92	-5% $-61	+0% $-29	+5% $2	+10% $33
Rate	-1.0pp $26	-0.5pp $-1	base $-29	+0.5pp $-58	+1.0pp $-87

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-09
   days on market $110,000 Active 118 DOM
2. 2026-06-08
   days on market $110,000 Active 117 DOM
3. 2026-06-07
   days on market $110,000 Active 116 DOM
4. 2026-06-07
   days on market $110,000 Active 115 DOM
5. 2026-06-02
   days on market $110,000 Active 111 DOM
6. 2026-06-01
   days on market $110,000 Active 110 DOM
7. 2026-05-31
   days on market $110,000 Active 109 DOM
8. 2026-05-30
   days on market $110,000 Active 108 DOM
9. 2026-02-11
   listed $110,000 New Listing 192-char remark

   Show marketing remark (192 chars)

   FANTASTIC LITTLE GET AWAY ON 5 PRIVATE ACRES JUST MIN. FROM DOWN TOWN AND RIVER . LOT GOLF COURSE 1 MILE AWAY ON SAME RD. SHOULD BE GREAT FOR WEEKEND RENTAL. HAS RV HOOK UP IN FRONT DRIVE ALSO

10. 2006-12-27
    soldstatus $45,000
11. 1997-03-06
    soldstatus $22,000

ⓘ 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: $416 · $35/mo
• Projected year-2 tax: $704 · $59/mo
• Expected delta: +$288/yr (+$24/mo · 69.1%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $9,539
• − Mortgage interest: −$6,162
• − Property taxes: −$416
• − Insurance: −$550
• − Repairs & maintenance: −$763
• − Management: −$763
• − Depreciation: −$3,200
• Taxable loss: −$2,316
• Est. tax savings @ 24.0%: +$556
• After-tax cash flow: $203/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: Mountain View School District
• NCES district ID: 0510200
• Math proficiency: 34% ▼ -20.00%
• Reading proficiency: 41% ▼ -13.00%
• Median HH income: $31,281
• Composite: 30.61/100
• National rank: #6192
• State rank: #107 of 238 in AR

Livability — Mountain View

• Score: 58/100
• State rank: #316
• US rank: #20958

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,650
• Population (ZIP): 7,650

Population outlook (Stone County) Hauer SSP2

• Today (2025): 12,440 people
• By 2030: 12,372 · -0.5%
• By 2040: 12,081 · -2.9%
• By 2050: 11,628 · -6.5%
• By 2075: 10,863 · -12.7%
• By 2100: 9,420 · -24.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 3% Native American 1%
• Common ancestry: Slovak 4% Iranian 3% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Stone

• 2024 margin: Solid R (+61.7) · D 18.1% · R 79.7% · Other 2.2%
• 2008→2024 swing: -25.3pp toward R · 2008: -36.4pp · 2024: -61.7pp
• All cycles: 2024: R+61.7 2020: R+57.9 2016: R+52.3 2012: R+45.2 2008: R+36.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.20%
• Current HPI: 159.8996
• 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

+400.0% since first listed

3 events — show timeline

• 2026-02-11 Listed $110,000 CARMLS
• 2006-12-27 Sold (Public Records) $45,000 Public Records
• 1997-03-06 Sold (Public Records) $22,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $416 · +0.0% YoY. Source: county tax records.