1021 Berry St · Harrison, AR 72601

$190,000

4 bd · 2.0 ba · 2,024 sqft · SingleFamily public records · 216 Days on market

6,795 sqft lot Est $251k · 24% 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 +11.2/30.0
• Schools +4.5/10.0
• Appreciation +4.0/10.0
• Livability +3.5/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks MLS

This 4 bedroom 2 bath home positioned on 2 lots is located within walking distance of one of Harrison's elementary schools. The house is low maintenance with its vinyl siding, metal roof, and stone exterior. The large living room, owner's suite and kitchen/dining combo are perfect for a large family. Call today to take a look.

Key facts

• Metal roof
• Full bathroom
• Solar power

Tags

• METAL ROOF
• SOLAR POWER
• LARGE LIVING ROOM
• KITCHEN DINING AREA
• PRIVATE OWNER'S SUITE
• FULL BATHROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-73 ($-873/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (26.5% below list).
• Recommended offer: $140k (26.5% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.0% in Harrison — 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 70/100 on livability (#52 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Harrison School District (town): math 53% / reading 54% proficiency, ranked #11 of 238 in AR (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 437 active listings in the ZIP; 92 units permitted in Boone County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Boone County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $40k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,624 (26.5% 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 216 days. Have you received any prior offers? Is the seller open to a 27% 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. 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: 0.73% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.64%
• DSCR: 0.93
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $250,976
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
704 Beverly Dr	0.36mi	4/3.0	2,048 (+1%)	1mo	$183,000	$89	76
808 S Oak St	0.31mi	3/2.5 (-1)	2,170 (+7%)	1mo	$205,000	$94	66
1406 Brentwood Dr	0.60mi	3/2.0 (-1)	2,058 (+2%)	1mo	$272,000	$132	64
1213 Rogers Ave	0.45mi	3/2.0 (-1)	2,127 (+5%)	8mo	$310,000	$146	59
1305 W Rogers Ave	0.47mi	3/2.0 (-1)	1,918 (-5%)	9mo	$280,000	$146	57
1006 W Newman	0.33mi	4/2.0	2,198 (+9%)	18mo	$239,900	$109	56
501 Huntington Pl	0.70mi	4/3.0	2,033 (+0%)	9mo	$275,000	$135	55
1505 Brentwood Dr	0.65mi	3/2.0 (-1)	1,983 (-2%)	13mo	$272,000	$137	50
501 S Kelley St	0.49mi	3/2.0 (-1)	2,171 (+7%)	12mo	$230,500	$106	50
1511 Brentwood Dr	0.68mi	3/2.0 (-1)	2,022 (-0%)	16mo	$250,000	$124	50
509 Huntington Pl	0.65mi	3/2.0 (-1)	1,846 (-9%)	20mo	$206,000	$112	34
707 S Pine St	0.70mi	5/3.5 (+1)	2,306 (+14%)	12mo	$275,000	$119	23

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.7%
• Equity multiple: 0.50×
• Total profit: $-26,782
• Equity at exit: $37,587

10-year hold

• IRR: -5.2%
• Equity multiple: 0.59×
• Total profit: $-21,751
• Equity at exit: $32,779

Cash invested: $53,200 (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 72601

• Home prices YoY: -0.8%
• Active inventory: 437
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,396 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$100 /mo · $1,203/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $-73

Break-even live

Break-even rent $1,488

Max offer price $177,151

Occupancy floor —

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-02-19
   status Pending
2. 2025-07-22
   price $190,000
3. 2025-07-17
   listed $230,000 Active
4. 2022-11-23
   soldstatus $174,900
5. 2022-11-21
   soldstatus $174,900 328-char remark

   Show marketing remark (328 chars)

   This 4 bedroom 2 bath home positioned on 2 lots is located within walking distance of one of Harrison's elementary schools. The house is low maintenance with its vinyl siding, metal roof, and stone exterior. The large living room, owner's suite and kitchen/dining combo are perfect for a large family. Call today to take a look.

6. 2022-10-03
   listed $179,900 328-char remark

   Show marketing remark (328 chars)

   This 4 bedroom 2 bath home positioned on 2 lots is located within walking distance of one of Harrison's elementary schools. The house is low maintenance with its vinyl siding, metal roof, and stone exterior. The large living room, owner's suite and kitchen/dining combo are perfect for a large family. Call today to take a look.

ⓘ 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: $1,203 · $100/mo
• Projected year-2 tax: $1,216 · $101/mo
• Expected delta: +$13/yr (+$1/mo · 1.1%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 21 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: $16,755
• − Mortgage interest: −$10,643
• − Property taxes: −$1,203
• − Insurance: −$950
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$5,527
• Taxable loss: −$4,249
• Est. tax savings @ 24.0%: +$1,020
• After-tax cash flow: $147/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: Harrison School District
• NCES district ID: 0507380
• Math proficiency: 53% ▼ -9.00%
• Reading proficiency: 54% ▼ -6.00%
• Median HH income: $37,726
• Composite: 44.51/100
• National rank: #2796
• State rank: #11 of 238 in AR

Livability — Harrison

• Score: 70/100
• State rank: #52
• US rank: #7654

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harrison, AR
• Population (ZIP): 30,180

Population outlook (Boone County) Hauer SSP2

• Today (2025): 37,238 people
• By 2030: 36,808 · -1.2%
• By 2040: 35,597 · -4.4%
• By 2050: 34,197 · -8.2%
• By 2075: 30,503 · -18.1%
• By 2100: 25,797 · -30.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Boone

• 2024 margin: Solid R (+65.0) · D 16.7% · R 81.6% · Other 1.7%
• 2008→2024 swing: -25.3pp toward R · 2008: -39.7pp · 2024: -65.0pp
• All cycles: 2024: R+65.0 2020: R+61.9 2016: R+58.5 2012: R+48.0 2008: R+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.92%
• Current HPI: 247.043
• 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

+5.6% since first listed

6 events — show timeline

• 2026-02-19 Pending — NWARMLS
• 2025-07-22 Price Changed $190,000 NWARMLS
• 2025-07-17 Listed $230,000 NWARMLS
• 2022-11-23 Sold (Public Records) $174,900 Public Records
• 2022-11-21 Sold (MLS) $174,900 NWARMLS
• 2022-10-03 Listed $179,900 NWARMLS

Property tax history

+14.7%/yr

Latest (2025): $1,203 · +0.0% YoY. Source: county tax records.