300 Fairway · Horseshoe Bend, AR 72512

$140,000

2 bd · 1.5 ba · 1,516 sqft · SingleFamily public records · 61 Days on market

Est $124k · 13% over

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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 +15.6/30.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +1.8/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 2 bed, 2 bath home on a corner lot is located near Turkey Mountain Golf Course in the heart of Horseshoe Bend! Enjoy peaceful mornings, golf course convenience, and easy access to Crown Lake, the Spring River, and Strawberry River for swimming, boating, fishing, and floating fun. Updated in 2021/2022 with a new roof, flooring, kitchen appliances, and epoxy countertops, this low-maintenance home is perfect as a full-time residence, retirement retreat, or weekend getaway. Close to restaurants, shopping, and outdoor adventurecome enjoy the relaxed lifestyle Horseshoe Bend is known for!

Key facts

• Strawberry river
• Spring river
• Crown lake

Tags

• CORNER LOT
• TURKEY MOUNTAIN GOLF COURSE
• CROWN LAKE
• SPRING RIVER
• STRAWBERRY RIVER
• NEW ROOF

Property features AI

Finance

• Financial info: Financing options include VA, FHA, cash, and Rural Development

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water
• Home design: Single-family property (detached); Approx. 1,516 total living area
• Construction: Metal/vinyl siding exterior; 3-tab shingle roof; Crawl space foundation
• Exterior features: Deck; Paved road access; Sloped lot; Located inside city limits

Interior

• Kitchen: Free-standing stove; Microwave; Dishwasher
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric cooling
• Interior features: Vinyl floors; Gas logs fireplace
• Laundry & utility: Laundry room; Other utility/bonus room (see remarks)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $59 ($714/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 $130k (7.1% below list).
• Recommended offer: $130k (7.1% below list) — sets the bar for 1% rule.

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: amenities F, commute F, employment 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.
• Zoned schools: Izard Co. Cons. Elem. School (math 42% / reading 27%, grade F, #254 of 454 statewide, top 59%, 270 students, 73% FRL); Izard County Cons Middle Sch (math 27% / reading 27%, grade F, #156 of 201 statewide, top 78%, 185 students, 69% FRL); Izard Co. Cons. High School (math 17% / reading 37%, grade F, #164 of 292 statewide, top 61%, 193 students, 72% FRL).
• Market conditions: 441 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $968 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 61 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 13y 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.

Recommended offer $130,000 (7.1% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 7% 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. 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. 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: 0.93% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.82%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $124,312
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
327 W Green Valley Dr	0.33mi	2/2.0	1,400 (-8%)	5mo	$178,000	$127	66
608 Cheyenne Dr	0.39mi	2/1.5	1,652 (+9%)	6mo	$135,000	$82	62
400 Fairway Dr	0.25mi	3/2.0 (+1)	1,736 (+14%)	3mo	$125,000	$72	55
707 Pony Ln	0.50mi	2/1.5	1,492 (-2%)	24mo	$85,000	$57	55
509 N Cheyenne Dr	0.34mi	3/1.5 (+1)	1,328 (-12%)	9mo	$144,000	$108	50
602 Tongie Pt	0.36mi	3/2.5 (+1)	1,371 (-10%)	10mo	$32,000	$23	50
210 W Lansing Ave	0.47mi	3/2.0 (+1)	1,356 (-11%)	10mo	$209,000	$154	45

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

Projected returns pro-forma

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

5-year hold

• IRR: -13.4%
• Equity multiple: 0.52×
• Total profit: $-18,877
• Equity at exit: $20,874

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-11,479
• Equity at exit: $12,105

Cash invested: $39,200 (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 72512

• Home prices YoY: -8.3%
• Active inventory: 441
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $59

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 90%

Sensitivity live

Price	-10% $156	-5% $108	+0% $59	+5% $11	+10% $-37
Rent	-10% $-43	-5% $8	+0% $59	+5% $111	+10% $162
Rate	-1.0pp $130	-0.5pp $95	base $59	+0.5pp $23	+1.0pp $-14

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 E Church St Horseshoe Bend, AR	2.0	1.5	1176	$1,300	$1.11	45d	1	1.02mi

Listing history 46 events

1. 2026-06-22
   days on market $140,000 Active 61 DOM
2. 2026-06-21
   days on market $140,000 Active 60 DOM
3. 2026-06-19
   days on market $140,000 Active 58 DOM
4. 2026-06-18
   days on market $140,000 Active 57 DOM
5. 2026-06-17
   days on market $140,000 Active 56 DOM
6. 2026-06-16
   days on market $140,000 Active 55 DOM
7. 2026-06-15
   days on market $140,000 Active 54 DOM
8. 2026-06-14
   days on market $140,000 Active 52 DOM
9. 2026-06-12
   days on market $140,000 Active 51 DOM
10. 2026-06-09
    days on market $140,000 Active 48 DOM
11. 2026-06-08
    days on market $140,000 Active 47 DOM
12. 2026-06-07
    days on market $140,000 Active 46 DOM
13. 2026-06-07
    days on market $140,000 Active 45 DOM
14. 2026-06-04
    days on market $140,000 Active 42 DOM
15. 2026-06-02
    days on market $140,000 Active 41 DOM
16. 2026-06-01
    days on market $140,000 Active 40 DOM
17. 2026-05-31
    days on market $140,000 Active 39 DOM
18. 2026-05-31
    days on market $140,000 Active 38 DOM
19. 2026-04-22
    listed $140,000 New Listing

    Show marketing remark (603 chars)

    This charming 2 bed, 2 bath home on a corner lot is located near Turkey Mountain Golf Course in the heart of Horseshoe Bend! Enjoy peaceful mornings, golf course convenience, and easy access to Crown Lake, the Spring River, and Strawberry River for swimming, boating, fishing, and floating fun. Updated in 2021/2022 with a new roof, flooring, kitchen appliances, and epoxy countertops, this low-maintenance home is perfect as a full-time residence, retirement retreat, or weekend getaway. Close to restaurants, shopping, and outdoor adventurecome enjoy the relaxed lifestyle Horseshoe Bend is known for!

20. 2026-04-22
    listed $140,000 Active 603-char remark

    Show marketing remark (603 chars)

    This charming 2 bed, 2 bath home on a corner lot is located near Turkey Mountain Golf Course in the heart of Horseshoe Bend! Enjoy peaceful mornings, golf course convenience, and easy access to Crown Lake, the Spring River, and Strawberry River for swimming, boating, fishing, and floating fun. Updated in 2021/2022 with a new roof, flooring, kitchen appliances, and epoxy countertops, this low-maintenance home is perfect as a full-time residence, retirement retreat, or weekend getaway. Close to restaurants, shopping, and outdoor adventurecome enjoy the relaxed lifestyle Horseshoe Bend is known for!

21. 2026-03-14
    historical
22. 2025-11-03
    status Back on Market
23. 2025-09-25
    historical Take Backups
24. 2025-09-18
    status Under Contract
25. 2025-06-18
    price $135,000
26. 2025-05-13
    price $140,000
27. 2025-04-11
    price $145,500
28. 2025-01-25
    status Back on Market
29. 2025-01-23
    status Under Contract
30. 2024-11-27
    price $149,900
31. 2024-09-20
    listed $155,000 New Listing
32. 2022-07-11
    soldstatus $140,000 Sold
33. 2022-07-11
    soldstatus $140,000
34. 2022-06-02
    status Under Contract
35. 2022-05-05
    listed $145,000 New Listing
36. 2022-04-29
    listed $145,000
37. 2016-05-31
    soldstatus $45,000
38. 2016-05-27
    soldstatus $45,000 Sold
39. 2016-04-28
    status Under Contract
40. 2015-07-15
    price $54,900
41. 2015-07-15
    status Price Change
42. 2015-06-14
    historical
43. 2015-06-03
    listed $59,900 Active
44. 2014-03-19
    historical
45. 2013-07-22
    listed $59,900
46. 1999-04-30
    soldstatus $55,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $15,600
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$4,073
• Taxable loss: −$1,611
• Est. tax savings @ 24.0%: +$387
• After-tax cash flow: $1,101/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

+154.5% since first listed

28 events — show timeline

• 2026-04-22 Listed $140,000 NEABOR MLS
• 2026-04-22 Listed $140,000 CARMLS
• 2026-03-14 Listing Removed — CARMLS
• 2025-11-03 Relisted — CARMLS
• 2025-09-25 Contingent — CARMLS
• 2025-09-18 Pending — CARMLS
• 2025-06-18 Price Changed $135,000 CARMLS
• 2025-05-13 Price Changed $140,000 CARMLS
• 2025-04-11 Price Changed $145,500 CARMLS
• 2025-01-25 Relisted — CARMLS
• 2025-01-23 Pending — CARMLS
• 2024-11-27 Price Changed $149,900 CARMLS
• 2024-09-20 Listed $155,000 CARMLS
• 2022-07-11 Sold (MLS) $140,000 Batesville
• 2022-07-11 Sold (MLS) $140,000 CARMLS
• 2022-06-02 Pending — CARMLS
• 2022-05-05 Listed $145,000 CARMLS
• 2022-04-29 Listed $145,000 Batesville
• 2016-05-31 Sold (Public Records) $45,000 Public Records
• 2016-05-27 Sold (MLS) $45,000 CARMLS
• 2016-04-28 Pending — CARMLS
• 2015-07-15 Price Changed $54,900 CARMLS
• 2015-07-15 Relisted — CARMLS
• 2015-06-14 Listing Removed — CARMLS
• 2015-06-03 Listed $59,900 CARMLS
• 2014-03-19 Listing Removed — CARMLS
• 2013-07-22 Listed $59,900 CARMLS
• 1999-04-30 Sold (Public Records) $55,000 Public Records

Property tax history

-9.3%/yr

Latest (2025): $57 · -61.3% YoY. Source: county tax records.