114 Cr 317 · Eureka Springs, AR 72632

$299,000

2 bd · 1.0 ba · 1,204 sqft · SingleFamily public records · 1 Days on market

Built 1970 0.26 ac lot Est $299k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.4/15.0
• Appreciation +4.1/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Dandelion Cottage at Lake Lucerne - a storybook retreat minutes from downtown Eureka Springs. This charming English-inspired cottage overlooks the tranquil waters of private Lake Lucerne. Inviting living room features a gas fireplace and large windows that frame the surrounding woods and water. The lakeside deck sits just off the living area. A serene bedroom on the main floor overlooks the deck and lake. A dedicated whirlpool tub room offers a spa-like escape with a picture window showcasing trees, rock formations and the lake! The upper level has a spacious bedroom with an adjoining sitting room. A 1/2 bath and private deck complete the second floor. New roof! Whether used as a personal g

Key facts

• Private deck
• Gas fireplace
• Lakeside deck

Tags

• GAS FIREPLACE
• LAKESIDE DECK
• WHIRLPOOL TUB ROOM
• PRIVATE DECK
• NEW ROOF
• COMMERCIALLY ZONED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $299k).
• Cap rate 12.5% vs local median 1.7% in Eureka Springs — 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 68/100 on livability (#78 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: crime C-, health & safety C-, amenities D.
• Eureka Springs School District (rural): math 37% / reading 46% proficiency, ranked #61 of 238 in AR (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 200 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 30 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $2k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Carroll County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-1.8% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $299,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.41% ✓
• Cap rate: 12.49%
• Cash-on-cash: 22.14%
• DSCR: 1.99
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $298,592
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Cr 317	0.00mi	2/1.5	1,204 (0%)	0mo	$299,000	$248	98

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

Projected returns pro-forma

-1.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.9%
• Equity multiple: 1.78×
• Total profit: $65,285
• Equity at exit: $61,012

10-year hold

• IRR: 24.6%
• Equity multiple: 3.35×
• Total profit: $197,046
• Equity at exit: $54,973

Cash invested: $83,720 (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 72632

• Home prices YoY: -0.6%
• Active inventory: 200
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $4,222 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$98 /mo · $1,175/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$887
• Net cashflow: $1,545

Break-even live

Break-even rent $2,266

Max offer price $299,000

Occupancy floor 58%

Sensitivity live

Price	-10% $1,714	-5% $1,630	+0% $1,545	+5% $1,460	+10% $1,376
Rent	-10% $1,211	-5% $1,378	+0% $1,545	+5% $1,712	+10% $1,878
Rate	-1.0pp $1,695	-0.5pp $1,621	base $1,545	+0.5pp $1,467	+1.0pp $1,389

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
493 County Road 340 Unit 1221911P Eureka Springs, AR	1.0	1.0	710	$4,222	$5.95	14d	1	1.41mi

Listing history 2 events

1. 2026-04-24
   status Pending
2. 2026-04-23
   listed $299,000 Active

ⓘ 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: $1,175 · $98/mo
• Projected year-2 tax: $1,914 · $159/mo
• Expected delta: +$739/yr (+$62/mo · 62.9%)

ⓘ 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 ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $50,664
• − Mortgage interest: −$16,749
• − Property taxes: −$1,175
• − Insurance: −$1,495
• − Repairs & maintenance: −$4,053
• − Management: −$4,053
• − Depreciation: −$8,698
• Taxable income: $14,441
• Est. tax owed @ 24.0%: −$3,466
• After-tax cash flow: $15,073/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: Eureka Springs School District
• NCES district ID: 0505970
• Math proficiency: 37% ▼ -23.00%
• Reading proficiency: 46% ▼ -9.00%
• Median HH income: $37,912
• Composite: 34.55/100
• National rank: #5171
• State rank: #61 of 238 in AR

Livability — Eureka Springs

• Score: 68/100
• State rank: #78
• US rank: #9085

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 4,550
• Population (ZIP): 4,550

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 28,014 people
• By 2030: 28,006 · +-0.0%
• By 2040: 28,242 · +0.8%
• By 2050: 29,169 · +4.1%
• By 2075: 33,935 · +21.1%
• By 2100: 39,497 · +41.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 9% Hispanic / Latino 3% Native American 2%
• Common ancestry: Italian 3% Slovak 3% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+31.7) · D 33.0% · R 64.7% · Other 2.2%
• 2008→2024 swing: -13.6pp toward R · 2008: -18.1pp · 2024: -31.7pp
• All cycles: 2024: R+31.7 2020: R+28.8 2016: R+32.3 2012: R+23.9 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.79%
• Current HPI: 284.3048
• 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

2 events — show timeline

• 2026-04-24 Pending — NWARMLS
• 2026-04-23 Listed $299,000 NWARMLS

Property tax history

+9.3%/yr

Latest (2025): $1,175 · +9.3% YoY. Source: county tax records.