11249 Spring Creek Rd · Danville, AR 72824

$100,000

3 bd · 1.0 ba · 1,516 sqft · SingleFamily public records · 425 Days on market

0.85 ac lot $66/sqft · 51% below area

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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 +29.5/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Appreciation +5.0/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming Fixer-Upper on Spacious 0.85-Acre LotOpportunity awaits with this 3-bedroom, 1-bathroom rock home, nestled on a generous 0.85-acre lot. Full of potential, this property is perfect for investors or buyers looking to put their personal touch on a home. While the house is in need of repairs, it offers solid bones and plenty of character to restore or renovate to your liking. The large lot provides ample space for expansion, gardening, or simply enjoying the peaceful surroundings. Conveniently located with easy access to nearby amenities, this property is a rare find for those seeking a project with great potential. Seller is willing to complete up to $25,000 in repairs with acceptable offer.

Key facts

• Solid bones
• Rock home
• 0.85 acre lot

Tags

• SPACIOUS 0.85-ACRE LOT
• ROCK HOME
• SOLID BONES
• AMPLE SPACE FOR EXPANSION
• PEACEFUL SURROUNDINGS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#14 in AR, #4,201 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Danville School District (rural): math 43% / reading 44% proficiency, ranked #46 of 238 in AR (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 11 active listings in the ZIP; 10 units permitted in Yell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (3.0% local appreciation)).
• Yell County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 425 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask is 33% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 425 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. 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: 1.21% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.36%
• DSCR: 1.68
• GRM: 6.9

CMA / ARV

• ARV (median comp): $204,335
• List price: $100,000
• Delta: -51.06%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.9%
• Equity multiple: 2.24×
• Total profit: $34,831
• Equity at exit: $44,964

10-year hold

• IRR: 22.9%
• Equity multiple: 4.28×
• Total profit: $91,965
• Equity at exit: $69,295

Cash invested: $28,000 (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 72824

• Active inventory: 11
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,206 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$29 /mo · $344/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $358

Break-even live

Break-even rent $753

Max offer price $100,000

Occupancy floor 65%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $100,000 Active 425 DOM
2. 2026-06-18
   days on market $100,000 Active 424 DOM
3. 2026-06-17
   days on market $100,000 Active 423 DOM
4. 2026-06-16
   days on market $100,000 Active 422 DOM
5. 2026-06-15
   days on market $100,000 Active 421 DOM
6. 2026-06-14
   days on market $100,000 Active 419 DOM
7. 2026-06-12
   days on market $100,000 Active 418 DOM
8. 2026-06-09
   days on market $100,000 Active 415 DOM
9. 2026-06-08
   days on market $100,000 Active 414 DOM
10. 2026-06-07
    days on market $100,000 Active 413 DOM
11. 2026-06-07
    days on market $100,000 Active 412 DOM
12. 2026-06-04
    days on market $100,000 Active 409 DOM
13. 2026-06-02
    days on market $100,000 Active 408 DOM
14. 2026-06-01
    days on market $100,000 Active 407 DOM
15. 2026-05-31
    days on market $100,000 Active 406 DOM
16. 2026-05-31
    days on market $100,000 Active 405 DOM
17. 2026-02-14
    price $100,000 706-char remark

    Show marketing remark (706 chars)

    Charming Fixer-Upper on Spacious 0.85-Acre LotOpportunity awaits with this 3-bedroom, 1-bathroom rock home, nestled on a generous 0.85-acre lot. Full of potential, this property is perfect for investors or buyers looking to put their personal touch on a home. While the house is in need of repairs, it offers solid bones and plenty of character to restore or renovate to your liking. The large lot provides ample space for expansion, gardening, or simply enjoying the peaceful surroundings. Conveniently located with easy access to nearby amenities, this property is a rare find for those seeking a project with great potential. Seller is willing to complete up to $25,000 in repairs with acceptable offer.

18. 2026-02-14
    status Active 706-char remark

    Show marketing remark (706 chars)

    Charming Fixer-Upper on Spacious 0.85-Acre LotOpportunity awaits with this 3-bedroom, 1-bathroom rock home, nestled on a generous 0.85-acre lot. Full of potential, this property is perfect for investors or buyers looking to put their personal touch on a home. While the house is in need of repairs, it offers solid bones and plenty of character to restore or renovate to your liking. The large lot provides ample space for expansion, gardening, or simply enjoying the peaceful surroundings. Conveniently located with easy access to nearby amenities, this property is a rare find for those seeking a project with great potential. Seller is willing to complete up to $25,000 in repairs with acceptable offer.

19. 2026-02-12
    historical 706-char remark

    Show marketing remark (706 chars)

    Charming Fixer-Upper on Spacious 0.85-Acre LotOpportunity awaits with this 3-bedroom, 1-bathroom rock home, nestled on a generous 0.85-acre lot. Full of potential, this property is perfect for investors or buyers looking to put their personal touch on a home. While the house is in need of repairs, it offers solid bones and plenty of character to restore or renovate to your liking. The large lot provides ample space for expansion, gardening, or simply enjoying the peaceful surroundings. Conveniently located with easy access to nearby amenities, this property is a rare find for those seeking a project with great potential. Seller is willing to complete up to $25,000 in repairs with acceptable offer.

20. 2025-09-08
    status Active 706-char remark

    Show marketing remark (706 chars)

    Charming Fixer-Upper on Spacious 0.85-Acre LotOpportunity awaits with this 3-bedroom, 1-bathroom rock home, nestled on a generous 0.85-acre lot. Full of potential, this property is perfect for investors or buyers looking to put their personal touch on a home. While the house is in need of repairs, it offers solid bones and plenty of character to restore or renovate to your liking. The large lot provides ample space for expansion, gardening, or simply enjoying the peaceful surroundings. Conveniently located with easy access to nearby amenities, this property is a rare find for those seeking a project with great potential. Seller is willing to complete up to $25,000 in repairs with acceptable offer.

21. 2025-08-26
    status Pending 706-char remark

    Show marketing remark (706 chars)

    Charming Fixer-Upper on Spacious 0.85-Acre LotOpportunity awaits with this 3-bedroom, 1-bathroom rock home, nestled on a generous 0.85-acre lot. Full of potential, this property is perfect for investors or buyers looking to put their personal touch on a home. While the house is in need of repairs, it offers solid bones and plenty of character to restore or renovate to your liking. The large lot provides ample space for expansion, gardening, or simply enjoying the peaceful surroundings. Conveniently located with easy access to nearby amenities, this property is a rare find for those seeking a project with great potential. Seller is willing to complete up to $25,000 in repairs with acceptable offer.

22. 2025-08-12
    status Active 706-char remark

    Show marketing remark (706 chars)

    Charming Fixer-Upper on Spacious 0.85-Acre LotOpportunity awaits with this 3-bedroom, 1-bathroom rock home, nestled on a generous 0.85-acre lot. Full of potential, this property is perfect for investors or buyers looking to put their personal touch on a home. While the house is in need of repairs, it offers solid bones and plenty of character to restore or renovate to your liking. The large lot provides ample space for expansion, gardening, or simply enjoying the peaceful surroundings. Conveniently located with easy access to nearby amenities, this property is a rare find for those seeking a project with great potential. Seller is willing to complete up to $25,000 in repairs with acceptable offer.

23. 2025-08-12
    historical 706-char remark

    Show marketing remark (706 chars)

    Charming Fixer-Upper on Spacious 0.85-Acre LotOpportunity awaits with this 3-bedroom, 1-bathroom rock home, nestled on a generous 0.85-acre lot. Full of potential, this property is perfect for investors or buyers looking to put their personal touch on a home. While the house is in need of repairs, it offers solid bones and plenty of character to restore or renovate to your liking. The large lot provides ample space for expansion, gardening, or simply enjoying the peaceful surroundings. Conveniently located with easy access to nearby amenities, this property is a rare find for those seeking a project with great potential. Seller is willing to complete up to $25,000 in repairs with acceptable offer.

24. 2025-08-12
    historical

    Show marketing remark (706 chars)

    Charming Fixer-Upper on Spacious 0.85-Acre LotOpportunity awaits with this 3-bedroom, 1-bathroom rock home, nestled on a generous 0.85-acre lot. Full of potential, this property is perfect for investors or buyers looking to put their personal touch on a home. While the house is in need of repairs, it offers solid bones and plenty of character to restore or renovate to your liking. The large lot provides ample space for expansion, gardening, or simply enjoying the peaceful surroundings. Conveniently located with easy access to nearby amenities, this property is a rare find for those seeking a project with great potential. Seller is willing to complete up to $25,000 in repairs with acceptable offer.

25. 2025-07-10
    listed $75,000 New Listing
26. 2025-04-09
    status Active 706-char remark

    Show marketing remark (706 chars)

    Charming Fixer-Upper on Spacious 0.85-Acre LotOpportunity awaits with this 3-bedroom, 1-bathroom rock home, nestled on a generous 0.85-acre lot. Full of potential, this property is perfect for investors or buyers looking to put their personal touch on a home. While the house is in need of repairs, it offers solid bones and plenty of character to restore or renovate to your liking. The large lot provides ample space for expansion, gardening, or simply enjoying the peaceful surroundings. Conveniently located with easy access to nearby amenities, this property is a rare find for those seeking a project with great potential. Seller is willing to complete up to $25,000 in repairs with acceptable offer.

27. 2025-03-29
    historical 706-char remark

    Show marketing remark (706 chars)

    Charming Fixer-Upper on Spacious 0.85-Acre LotOpportunity awaits with this 3-bedroom, 1-bathroom rock home, nestled on a generous 0.85-acre lot. Full of potential, this property is perfect for investors or buyers looking to put their personal touch on a home. While the house is in need of repairs, it offers solid bones and plenty of character to restore or renovate to your liking. The large lot provides ample space for expansion, gardening, or simply enjoying the peaceful surroundings. Conveniently located with easy access to nearby amenities, this property is a rare find for those seeking a project with great potential. Seller is willing to complete up to $25,000 in repairs with acceptable offer.

28. 2025-02-11
    listed $75,000 Active 706-char remark

    Show marketing remark (706 chars)

    Charming Fixer-Upper on Spacious 0.85-Acre LotOpportunity awaits with this 3-bedroom, 1-bathroom rock home, nestled on a generous 0.85-acre lot. Full of potential, this property is perfect for investors or buyers looking to put their personal touch on a home. While the house is in need of repairs, it offers solid bones and plenty of character to restore or renovate to your liking. The large lot provides ample space for expansion, gardening, or simply enjoying the peaceful surroundings. Conveniently located with easy access to nearby amenities, this property is a rare find for those seeking a project with great potential. Seller is willing to complete up to $25,000 in repairs with acceptable offer.

ⓘ 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: $344 · $29/mo
• Projected year-2 tax: $640 · $53/mo
• Expected delta: +$296/yr (+$25/mo · 86.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $14,477
• − Mortgage interest: −$5,602
• − Property taxes: −$344
• − Insurance: −$500
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$2,909
• Taxable income: $2,807
• Est. tax owed @ 24.0%: −$674
• After-tax cash flow: $3,627/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: Danville School District
• NCES district ID: 0504890
• Math proficiency: 43% ▼ -8.00%
• Reading proficiency: 44% ▼ -7.00%
• Median HH income: $41,295
• Composite: 36.57/100
• National rank: #4634
• State rank: #46 of 238 in AR

Livability — Danville

• Score: 75/100
• State rank: #14
• US rank: #4201

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,085

Population outlook (Yell County) Hauer SSP2

• Today (2025): 20,438 people
• By 2030: 19,561 · -4.3%
• By 2040: 17,654 · -13.6%
• By 2050: 15,569 · -23.8%
• By 2075: 10,746 · -47.4%
• By 2100: 6,907 · -66.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 13% Asian 6% Two or more races 5% Black 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 3% Romanian 1% Russian 1%
• Foreign-born: 6% · Canada, Philippines
• Languages at home: 77% English-only · Spanish 8% German/W. Germanic 8% Other Asian/Pacific 6%

Political lean MEDSL · Yell

• 2024 margin: Solid R (+60.7) · D 18.7% · R 79.5% · Other 1.8%
• 2008→2024 swing: -30.8pp toward R · 2008: -29.9pp · 2024: -60.7pp
• All cycles: 2024: R+60.7 2020: R+58.5 2016: R+49.0 2012: R+38.9 2008: R+29.9

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

+33.3% since first listed

12 events — show timeline

• 2026-02-14 Price Changed $100,000 NWARMLS
• 2026-02-14 Relisted — NWARMLS
• 2026-02-12 Delisted — NWARMLS
• 2025-09-08 Relisted — NWARMLS
• 2025-08-26 Pending — NWARMLS
• 2025-08-12 Relisted — NWARMLS
• 2025-08-12 Delisted — NWARMLS
• 2025-08-12 Listing Removed — CARMLS
• 2025-07-10 Listed $75,000 CARMLS
• 2025-04-09 Relisted — NWARMLS
• 2025-03-29 Delisted — NWARMLS
• 2025-02-11 Listed $75,000 NWARMLS

Property tax history

+1.7%/yr

Latest (2025): $344 · +12.5% YoY. Source: county tax records.