11368 Hardeman Ln · Lost Bridge Village, AR 72756

$250,000

4 bd · 2.0 ba · 1,680 sqft · SingleFamily public records · 41 Days on market

Built 1995 2.18 ac lot

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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 +13.4/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• DSCR +4.0/10.0
• Schools +3.9/10.0
• Livability +2.9/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a blank canvas ready for your own style and design. Interior is down to studs and some drywall. Frame house on near level acreage to watch the eagles nest. About 30 minutes from Rogers, Eureka Springs, or Huntsville. Minutes to Beaver Lake! Sold as-is, no repairs, utilities are not on due to condition.

Key facts

• Open areas
• Brand-new roof
• Mature trees

Tags

• BRAND-NEW ROOF
• MATURE TREES
• OPEN AREAS

Property features AI

Finance

• Other: Lot size approximately 2.18 acres
• HOA & community: HOA/association information listed as monthly

Exterior

• Parking: No driveway
• Utilities: Electricity available; Propane available; Public water; Septic (septic tank)
• Home design: Single-story; Slab foundation
• Construction: Wood siding; Fiberglass shingle roof; Built with wood siding
• Exterior features: Outbuilding; Cleared lot; Not in a subdivision; Outside city limits; Rural setting; Public road frontage; Dirt road access

Interior

• Flooring: Luxury vinyl plank; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; No additional interior features listed
• Laundry & utility: Washer hookup; Dryer hookup; Propane water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $5 ($65/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 $189k (24.3% below list).
• Recommended offer: $189k (24.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.6% in Lost Bridge Village — 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 57/100 on livability (#348 in AR) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime B+, employment B; Watch: cost of living C-, amenities F, commute F.
• Rogers School District (urban): math 45% / reading 45% proficiency, ranked #31 of 238 in AR (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eastside Elementary School (math 60% / reading 48%, grade C, #72 of 454 statewide, top 16%, 488 students, 61% FRL); Lingle Middle School (math 45% / reading 48%, grade D+, #49 of 201 statewide, top 26%, 766 students, 56% FRL); Rogers Heritage High School (math 25% / reading 35%, grade F, #138 of 292 statewide, top 48%, 2,080 students, 48% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: Rents rising fast (+10.0%/yr); 529 active listings in the ZIP; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).
• This rent runs 31% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $43k; list at $250k implies a 481% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $189,371 (24.3% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.76% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.09%
• DSCR: 1.00
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.57×
• Total profit: $-30,273
• Equity at exit: $37,276

10-year hold

• IRR: 3.2%
• Equity multiple: 1.27×
• Total profit: $19,160
• Equity at exit: $21,615

Cash invested: $70,000 (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 72756

• Home prices YoY: -18.4%
• Rents YoY: 10.0%
• Active inventory: 529
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,894 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$75 /mo · $905/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $5

Break-even live

Break-even rent $1,887

Max offer price $250,000

Occupancy floor 95%

Sensitivity live

Price	-10% $147	-5% $76	+0% $5	+5% $-65	+10% $-136
Rent	-10% $-144	-5% $-69	+0% $5	+5% $80	+10% $155
Rate	-1.0pp $131	-0.5pp $69	base $5	+0.5pp $-59	+1.0pp $-125

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-01
   statusdays on market $250,000 Pending 41 DOM
2. 2026-05-31
   days on market $250,000 Active 40 DOM
3. 2026-05-31
   days on market $250,000 Active 39 DOM
4. 2026-04-21
   listed $250,000 Active
5. 2018-05-30
   soldstatus $43,000 311-char remark

   Show marketing remark (311 chars)

   This is a blank canvas ready for your own style and design. Interior is down to studs and some drywall. Frame house on near level acreage to watch the eagles nest. About 30 minutes from Rogers, Eureka Springs, or Huntsville. Minutes to Beaver Lake! Sold as-is, no repairs, utilities are not on due to condition.

6. 2018-04-19
   listed $40,000 311-char remark

   Show marketing remark (311 chars)

   This is a blank canvas ready for your own style and design. Interior is down to studs and some drywall. Frame house on near level acreage to watch the eagles nest. About 30 minutes from Rogers, Eureka Springs, or Huntsville. Minutes to Beaver Lake! Sold as-is, no repairs, utilities are not on due to condition.

7. 2015-05-19
   soldstatus $95,500 514-char remark

   Show marketing remark (514 chars)

   SELLER SAYS "MAKE AN OFFER" Country living at it's best, 19 miles to Harps, downtown Rogers, 17 miles to new Walmart Supercenter Huntsville, only 10 min to Beaver Lake, newly remodeled home on 2.18 acres for expanded building, horses or garden, 30+, insulation attic, 2 living areas 21x23 garage/workshop w separate 200 amp service, enclosed 13x10 sun porch, standby propane whole house generator, 8x12 Deck, new plumbing, elec, heating, cozy wood stove liv room, abundant wildlife, hot tub on back deck.

8. 2015-05-19
   soldstatus $95,500

   Show marketing remark (514 chars)

   SELLER SAYS "MAKE AN OFFER" Country living at it's best, 19 miles to Harps, downtown Rogers, 17 miles to new Walmart Supercenter Huntsville, only 10 min to Beaver Lake, newly remodeled home on 2.18 acres for expanded building, horses or garden, 30+, insulation attic, 2 living areas 21x23 garage/workshop w separate 200 amp service, enclosed 13x10 sun porch, standby propane whole house generator, 8x12 Deck, new plumbing, elec, heating, cozy wood stove liv room, abundant wildlife, hot tub on back deck.

9. 2014-01-17
   listed $99,950 514-char remark

   Show marketing remark (514 chars)

   SELLER SAYS "MAKE AN OFFER" Country living at it's best, 19 miles to Harps, downtown Rogers, 17 miles to new Walmart Supercenter Huntsville, only 10 min to Beaver Lake, newly remodeled home on 2.18 acres for expanded building, horses or garden, 30+, insulation attic, 2 living areas 21x23 garage/workshop w separate 200 amp service, enclosed 13x10 sun porch, standby propane whole house generator, 8x12 Deck, new plumbing, elec, heating, cozy wood stove liv room, abundant wildlife, hot tub on back deck.

ⓘ 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: $905 · $75/mo
• Projected year-2 tax: $1,600 · $133/mo
• Expected delta: +$695/yr (+$58/mo · 76.9%)

ⓘ 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 ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,725
• − Mortgage interest: −$14,004
• − Property taxes: −$905
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,818
• − Management: −$1,818
• − Depreciation: −$7,273
• Taxable loss: −$4,343
• Est. tax savings @ 24.0%: +$1,042
• After-tax cash flow: $1,108/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: Rogers School District
• NCES district ID: 0511970
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $51,712
• Composite: 38.81/100
• National rank: #4113
• State rank: #31 of 238 in AR

Livability — Lost Bridge Village

• Score: 57/100
• State rank: #348
• US rank: #21912

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Benton County · 259,241 people
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 41,791
• Household income: $72,230
• Rent vs Own: 37.3% rent · 62.7% own
• Severe rent burden: 981.0

Population outlook (Benton County) Hauer SSP2

• Today (2025): 318,683 people
• By 2030: 353,481 · +10.9%
• By 2040: 425,280 · +33.4%
• By 2050: 497,239 · +56.0%
• By 2075: 662,114 · +107.8%
• By 2100: 776,431 · +143.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 49% Hispanic / Latino 36% Two or more races 30% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 19% · Canada
• Languages at home: 74% English-only · Spanish 25% Other Asian/Pacific 1%

Political lean MEDSL · Benton

• 2024 margin: Strong R (+27.0) · D 35.2% · R 62.1% · Other 2.7%
• 2008→2024 swing: +9.6pp toward D · 2008: -36.5pp · 2024: -27.0pp
• All cycles: 2024: R+27.0 2020: R+26.4 2016: R+34.9 2012: R+40.4 2008: R+36.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.57%
• Current HPI: 366.432
• Rent YoY: ▲ 10.01%
• Metro: Fayetteville-Springdale-Rogers, 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

+150.1% since first listed

6 events — show timeline

• 2026-04-21 Listed $250,000 NWARMLS
• 2018-05-30 Sold (MLS) $43,000 NWARMLS
• 2018-04-19 Listed $40,000 NWARMLS
• 2015-05-19 Sold (Public Records) $95,500 Public Records
• 2015-05-19 Sold (MLS) $95,500 NWARMLS
• 2014-01-17 Listed $99,950 NWARMLS

Property tax history

+7.6%/yr

Latest (2025): $905 · +91.0% YoY. Source: county tax records.