2204 E Diamond Lake Dr · Horseshoe Bend, AR 72512

$124,900

2 bd · 1.5 ba · 1,065 sqft · SingleFamily public records · 59 Days on market

Built 1976 0.85 ac lot

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Why this score? — see what drove the C- 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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SEASONAL LAKE VIEWS OF DIAMOND LAKE! 2 Bedroom, 1 1/2 bath home on TWO LOTS just across the street from the boat launch on Diamond Lake in Horseshoe Bend AR. This home would make a great first-time buyer’s home or a great vacation home. New carpeting through-out and both bathrooms have been recently updated. Screened-in front porch to enjoy the cool breezes coming off the lake and a nice native stone wood burning FIREPLACE to warm the spacious living room of the cool winter evenings. All appliances come with the home including the washer & dryer. The septic system has just been updated in June 2024 with a new pump tank and new field lines installed. Listed for $125,000 so Don’t hesitate or this deal will be gone! Listing #2380 Measurements per ARCountydata.

Key facts

• Two lots
• New metal roof
• Lake views

Tags

• LAKE VIEWS
• TWO LOTS
• BOAT LAUNCH
• SCREENED IN FRONT PORCH
• NEW METAL ROOF
• CHAIN LINK FENCED BACKYARD

Property features AI

Finance

• Other: Termite company: PCS
• Financial info: Financing options include VA, FHA, conventional, rural development, or cash
• HOA & community: Community amenities include playground, picnic area, golf course, and fitness/bike trail; Mandatory fee applies; Proximity to airport

Exterior

• Parking: Carport for 1 car
• Utilities: Septic system; Electric service via cooperative; Insulated windows; Fiber internet available
• Home design: Masonite exterior
• Construction: Metal roof; Crawl space foundation
• Exterior features: Deck; Screened porch; Partially fenced yard with chain link; Guttering; Paved road access; Sloped lot within a subdivision; Lake view; Up-slope; Two lots (approximately 0.85 acres); Inside city limits

Interior

• Kitchen: Electric range; Refrigerator stays
• Bedrooms: Master bedroom about 11'11" x 11'7"; Second bedroom about 12'4" x 10'2"
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Heat pump
• Interior features: Washer and dryer stay; electric dryer connection; Electric water heater; Window treatments; Formica kitchen countertops; Wood-burning fireplace; Sheetrock walls
• Laundry & utility: Washer connection; Washer stays; Dryer connection (electric); Dryer stays

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 6.1% in Horseshoe Bend — 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 64/100 on livability (#183 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools F, amenities F, commute F.
• Izard CountyConsolidated School District (rural): math 27% / reading 29% proficiency, ranked #171 of 238 in AR (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 442 active listings in the ZIP; 6 units permitted in Izard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Izard 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 59 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

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

Recommended offer $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.05% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.82%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.3%
• Equity multiple: 0.73×
• Total profit: $-9,411
• Equity at exit: $18,623

10-year hold

• IRR: 2.3%
• Equity multiple: 1.17×
• Total profit: $5,802
• Equity at exit: $10,799

Cash invested: $34,972 (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 72512

• Home prices YoY: -8.3%
• Active inventory: 442
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,307 medium
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,874/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $170

Break-even live

Break-even rent $1,093

Max offer price $124,900

Occupancy floor 82%

Sensitivity live

Price	-10% $256	-5% $213	+0% $170	+5% $127	+10% $83
Rent	-10% $66	-5% $118	+0% $170	+5% $221	+10% $273
Rate	-1.0pp $233	-0.5pp $201	base $170	+0.5pp $137	+1.0pp $104

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $124,900 Active 59 DOM
2. 2026-06-18
   days on market $124,900 Active 58 DOM
3. 2026-06-17
   days on market $124,900 Active 57 DOM
4. 2026-06-16
   days on market $124,900 Active 56 DOM
5. 2026-06-15
   days on market $124,900 Active 55 DOM
6. 2026-06-14
   days on market $124,900 Active 53 DOM
7. 2026-06-12
   days on market $124,900 Active 52 DOM
8. 2026-06-09
   days on market $124,900 Active 49 DOM
9. 2026-06-08
   days on market $124,900 Active 48 DOM
10. 2026-06-07
    days on market $124,900 Active 47 DOM
11. 2026-06-07
    days on market $124,900 Active 46 DOM
12. 2026-06-04
    days on market $124,900 Active 43 DOM
13. 2026-06-02
    days on market $124,900 Active 42 DOM
14. 2026-06-01
    days on market $124,900 Active 41 DOM
15. 2026-05-31
    days on market $124,900 Active 40 DOM
16. 2026-05-31
    days on market $124,900 Active 39 DOM
17. 2026-05-16
    price $124,900
18. 2026-04-20
    listed $129,900 New Listing
19. 2024-07-31
    status Under Contract 786-char remark

    Show marketing remark (786 chars)

    SEASONAL LAKE VIEWS OF DIAMOND LAKE! 2 Bedroom, 1 1/2 bath home on TWO LOTS just across the street from the boat launch on Diamond Lake in Horseshoe Bend AR. This home would make a great first-time buyer’s home or a great vacation home. New carpeting through-out and both bathrooms have been recently updated. Screened-in front porch to enjoy the cool breezes coming off the lake and a nice native stone wood burning FIREPLACE to warm the spacious living room of the cool winter evenings. All appliances come with the home including the washer & dryer. The septic system has just been updated in June 2024 with a new pump tank and new field lines installed. Listed for $125,000 so Don’t hesitate or this deal will be gone! Listing #2380 Measurements per ARCountydata.

20. 2024-07-31
    soldstatus $115,000 Sold 786-char remark

    Show marketing remark (786 chars)

    SEASONAL LAKE VIEWS OF DIAMOND LAKE! 2 Bedroom, 1 1/2 bath home on TWO LOTS just across the street from the boat launch on Diamond Lake in Horseshoe Bend AR. This home would make a great first-time buyer’s home or a great vacation home. New carpeting through-out and both bathrooms have been recently updated. Screened-in front porch to enjoy the cool breezes coming off the lake and a nice native stone wood burning FIREPLACE to warm the spacious living room of the cool winter evenings. All appliances come with the home including the washer & dryer. The septic system has just been updated in June 2024 with a new pump tank and new field lines installed. Listed for $125,000 so Don’t hesitate or this deal will be gone! Listing #2380 Measurements per ARCountydata.

21. 2024-07-31
    soldstatus $115,000

    Show marketing remark (786 chars)

    SEASONAL LAKE VIEWS OF DIAMOND LAKE! 2 Bedroom, 1 1/2 bath home on TWO LOTS just across the street from the boat launch on Diamond Lake in Horseshoe Bend AR. This home would make a great first-time buyer’s home or a great vacation home. New carpeting through-out and both bathrooms have been recently updated. Screened-in front porch to enjoy the cool breezes coming off the lake and a nice native stone wood burning FIREPLACE to warm the spacious living room of the cool winter evenings. All appliances come with the home including the washer & dryer. The septic system has just been updated in June 2024 with a new pump tank and new field lines installed. Listed for $125,000 so Don’t hesitate or this deal will be gone! Listing #2380 Measurements per ARCountydata.

22. 2024-06-28
    historical Take Backups 786-char remark

    Show marketing remark (786 chars)

    SEASONAL LAKE VIEWS OF DIAMOND LAKE! 2 Bedroom, 1 1/2 bath home on TWO LOTS just across the street from the boat launch on Diamond Lake in Horseshoe Bend AR. This home would make a great first-time buyer’s home or a great vacation home. New carpeting through-out and both bathrooms have been recently updated. Screened-in front porch to enjoy the cool breezes coming off the lake and a nice native stone wood burning FIREPLACE to warm the spacious living room of the cool winter evenings. All appliances come with the home including the washer & dryer. The septic system has just been updated in June 2024 with a new pump tank and new field lines installed. Listed for $125,000 so Don’t hesitate or this deal will be gone! Listing #2380 Measurements per ARCountydata.

23. 2024-05-02
    listed $125,000 New Listing 786-char remark

    Show marketing remark (786 chars)

    SEASONAL LAKE VIEWS OF DIAMOND LAKE! 2 Bedroom, 1 1/2 bath home on TWO LOTS just across the street from the boat launch on Diamond Lake in Horseshoe Bend AR. This home would make a great first-time buyer’s home or a great vacation home. New carpeting through-out and both bathrooms have been recently updated. Screened-in front porch to enjoy the cool breezes coming off the lake and a nice native stone wood burning FIREPLACE to warm the spacious living room of the cool winter evenings. All appliances come with the home including the washer & dryer. The septic system has just been updated in June 2024 with a new pump tank and new field lines installed. Listed for $125,000 so Don’t hesitate or this deal will be gone! Listing #2380 Measurements per ARCountydata.

24. 2024-01-01
    listed $125,000
25. 1994-10-01
    soldstatus $38,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥109°F today · 20 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: $15,689
• − Mortgage interest: −$6,996
• − Property taxes: −$1,874
• − Insurance: −$624
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$3,633
• Taxable income: $51
• Est. tax owed @ 24.0%: −$12
• After-tax cash flow: $2,024/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: Izard CountyConsolidated School District
• NCES district ID: 0500021
• Math proficiency: 27% ▼ -15.00%
• Reading proficiency: 29% ▼ -16.00%
• Median HH income: $30,245
• Composite: 22.66/100
• National rank: #8047
• State rank: #171 of 238 in AR

Livability — Horseshoe Bend

• Score: 64/100
• State rank: #183
• US rank: #14584

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Horseshoe Bend, AR
• City population: 2,458
• Population (ZIP): 2,458

Population outlook (Izard County) Hauer SSP2

• Today (2025): 13,018 people
• By 2030: 12,761 · -2.0%
• By 2040: 12,331 · -5.3%
• By 2050: 12,041 · -7.5%
• By 2075: 11,516 · -11.5%
• By 2100: 10,549 · -19.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 11% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Lithuanian 4% Serbian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Izard

• 2024 margin: Solid R (+65.9) · D 16.0% · R 81.9% · Other 2.1%
• 2008→2024 swing: -39.1pp toward R · 2008: -26.9pp · 2024: -65.9pp
• All cycles: 2024: R+65.9 2020: R+62.1 2016: R+54.3 2012: R+37.8 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.58%
• Current HPI: 184.0807
• 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

+228.7% since first listed

9 events — show timeline

• 2026-05-16 Price Changed $124,900 CARMLS
• 2026-04-20 Listed $129,900 CARMLS
• 2024-07-31 Pending — CARMLS
• 2024-07-31 Sold (MLS) $115,000 NEABOR MLS
• 2024-07-31 Sold (MLS) $115,000 CARMLS
• 2024-06-28 Contingent — CARMLS
• 2024-05-02 Listed $125,000 CARMLS
• 2024-01-01 Listed $125,000 NEABOR MLS
• 1994-10-01 Sold (Public Records) $38,000 Public Records

Property tax history

-7.4%/yr

Latest (2025): $57 · +0.0% YoY. Source: county tax records.