51 Bull Creek Rd · Enola, AR 72111

$120,000

4 bd · 1.0 ba · 1,056 sqft · SingleFamily public records

Built 2010 2.75 ac lot Est $126k · at est.

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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 +16.6/30.0
• ARV discount +9.5/15.0
• Appreciation +5.8/10.0
• DSCR +5.1/10.0
• 1% rule +3.9/10.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

From the wood siding on the outside, the tin ceilings on the inside and the cedar touches throughout, this is the PERFECT county home! This one has been totally redone from top to bottom. Includes a 24 x 56 shop wired with 220. A 16 x 25 tractor shed and another shed 16 x 40. Covered patio area with storage room. Covered front and back porch. Quiet country setting. Access to hunting land. What more could you ask for? This one will go fast!!

Key facts

• 2.75 acre lot
• Built 2010

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $72 ($868/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 $107k (10.7% below list).
• Recommended offer: $107k (10.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#232 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: schools D+, crime F, amenities F.
• Mt. Vernon/Enola School District (rural): math 41% / reading 42% proficiency, ranked #48 of 238 in AR (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 865 units permitted in Faulkner County in 2024 (451 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($830 loan paydown + $2k appreciation (1.5% local appreciation)).
• Faulkner County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.5% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $96k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,107 (10.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.89% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.58%
• DSCR: 1.11
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $125,664
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
51 Bull Creek Rd	0.00mi	4/2.0	1,056 (0%)	0mo	$125,800	$119	96

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

Projected returns pro-forma

1.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.6%
• Equity multiple: 1.29×
• Total profit: $9,883
• Equity at exit: $44,213

10-year hold

• IRR: 9.5%
• Equity multiple: 2.22×
• Total profit: $40,837
• Equity at exit: $61,353

Cash invested: $33,600 (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 72111

• Home prices YoY: 0.6%
• Active inventory: 6
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,071 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$95 /mo · $1,135/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $72

Break-even live

Break-even rent $980

Max offer price $120,000

Occupancy floor 88%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-19
   historical
2. 2026-04-17
   listed $120,000
3. 2018-07-02
   soldstatus $95,500
4. 2018-06-28
   soldstatus $95,500 Sold 447-char remark

   Show marketing remark (447 chars)

   From the wood siding on the outside, the tin ceilings on the inside and the cedar touches throughout, this is the PERFECT county home! This one has been totally redone from top to bottom. Includes a 24 x 56 shop wired with 220. A 16 x 25 tractor shed and another shed 16 x 40. Covered patio area with storage room. Covered front and back porch. Quiet country setting. Access to hunting land. What more could you ask for? This one will go fast!!

5. 2018-06-13
   status Under Contract 447-char remark

   Show marketing remark (447 chars)

   From the wood siding on the outside, the tin ceilings on the inside and the cedar touches throughout, this is the PERFECT county home! This one has been totally redone from top to bottom. Includes a 24 x 56 shop wired with 220. A 16 x 25 tractor shed and another shed 16 x 40. Covered patio area with storage room. Covered front and back porch. Quiet country setting. Access to hunting land. What more could you ask for? This one will go fast!!

6. 2018-05-14
   historical Take Backups 447-char remark

   Show marketing remark (447 chars)

   From the wood siding on the outside, the tin ceilings on the inside and the cedar touches throughout, this is the PERFECT county home! This one has been totally redone from top to bottom. Includes a 24 x 56 shop wired with 220. A 16 x 25 tractor shed and another shed 16 x 40. Covered patio area with storage room. Covered front and back porch. Quiet country setting. Access to hunting land. What more could you ask for? This one will go fast!!

7. 2018-04-27
   listed $99,900 New Listing 447-char remark

   Show marketing remark (447 chars)

   From the wood siding on the outside, the tin ceilings on the inside and the cedar touches throughout, this is the PERFECT county home! This one has been totally redone from top to bottom. Includes a 24 x 56 shop wired with 220. A 16 x 25 tractor shed and another shed 16 x 40. Covered patio area with storage room. Covered front and back porch. Quiet country setting. Access to hunting land. What more could you ask for? This one will go fast!!

ⓘ 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: $1,135 · $95/mo
• Projected year-2 tax: $1,135 · $95/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $12,853
• − Mortgage interest: −$6,722
• − Property taxes: −$1,135
• − Insurance: −$600
• − Repairs & maintenance: −$1,028
• − Management: −$1,028
• − Depreciation: −$3,491
• Taxable loss: −$1,151
• Est. tax savings @ 24.0%: +$276
• After-tax cash flow: $1,144/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: Mt. Vernon/Enola School District
• NCES district ID: 0510080
• Math proficiency: 41% ▼ -11.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $52,774
• Composite: 36.01/100
• National rank: #4782
• State rank: #48 of 238 in AR

Livability — Enola

• Score: 61/100
• State rank: #232
• US rank: #17463

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,270

Population outlook (Faulkner County) Hauer SSP2

• Today (2025): 138,985 people
• By 2030: 148,264 · +6.7%
• By 2040: 166,010 · +19.4%
• By 2050: 183,362 · +31.9%
• By 2075: 224,593 · +61.6%
• By 2100: 250,603 · +80.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Serbian 1% Iranian 1%
• Foreign-born: 2% · Canada, Guatemala
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Faulkner

• 2024 margin: Solid R (+32.3) · D 32.6% · R 64.9% · Other 2.5%
• 2008→2024 swing: -7.1pp toward R · 2008: -25.3pp · 2024: -32.3pp
• All cycles: 2024: R+32.3 2020: R+29.5 2016: R+31.6 2012: R+31.7 2008: R+25.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.51%
• Current HPI: 263.9303
• 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

+20.1% since first listed

7 events — show timeline

• 2026-04-19 Listing Removed — CARMLS
• 2026-04-17 Listed $120,000 CARMLS
• 2018-07-02 Sold (Public Records) $95,500 Public Records
• 2018-06-28 Sold (MLS) $95,500 CARMLS
• 2018-06-13 Pending — CARMLS
• 2018-05-14 Contingent — CARMLS
• 2018-04-27 Listed $99,900 CARMLS

Property tax history

+14.5%/yr

Latest (2025): $1,135 · +8.7% YoY. Source: county tax records.