2187 Seagraves Rd · Pocahontas, AR 72455

$189,000

4 bd · 1.5 ba · 1,143 sqft · SingleFamily public records · 58 Days on market

Built 1975 1.00 ac lot $165/sqft · 17% above area Est $199k · at est.

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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 +11.5/30.0
• ARV discount +9.7/15.0
• Livability +3.6/5.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Updated 4 bedroom, 2 bath brick home on 1 acre at the edge of Pocahontas—offering the space you want with the convenience you need. This move-in ready home has been recently remodeled on the interior with new luxury vinyl plank flooring and a fully updated kitchen featuring new cabinetry with soft-close doors, abundant storage, and stainless steel appliances. The addition of a 4th bedroom and a second full bath provides flexible space for family, guests, or a home office. The spacious living room features a large picture window & a electric fireplace, creating a comfortable and inviting main living area. Additional features include central heat and air, a separate laundry room,

Key facts

• Soft-close doors
• Updated kitchen
• New cabinetry

Tags

• UPDATED KITCHEN
• NEW CABINETRY
• SOFT-CLOSE DOORS
• ABUNDANT STORAGE
• STAINLESS STEEL APPLIANCES
• ELECTRIC FIREPLACE

Property features AI

Exterior

• Parking: Carport for 1 car
• Utilities: Public sewer; Public water; Natural gas; Wireless internet available
• Home design: Brick exterior
• Construction: Metal roof; Crawl space foundation
• Exterior features: Front porch; Level lot; Paved road access; Located inside city limits

Interior

• Kitchen: Built-in stove; Electric range; Dishwasher; Garbage disposal; Refrigerator stays
• Flooring: Luxury vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central gas heat; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Sheetrock and paneling walls/ceilings
• Laundry & utility: Laundry room; Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-63 ($-761/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (28.5% below list).
• Recommended offer: $135k (28.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.6% in Pocahontas — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 71/100 on livability (#37 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, employment D, crime F.
• Pocahontas School District (rural): math 29% / reading 27% proficiency, ranked #165 of 238 in AR (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Pocahontas High School (math 17% / reading 32%, grade F, #187 of 292 statewide, top 70%, 411 students, 47% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: 76 active listings in the ZIP; 6 units permitted in Randolph County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Randolph County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $95k; list at $189k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,170 (28.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.44%
• DSCR: 0.94
• GRM: 11.7

CMA / ARV

• ARV (median comp): $198,735
• List price: $189,000
• Delta: -4.90%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.7%
• Equity multiple: 0.34×
• Total profit: $-34,751
• Equity at exit: $28,181

10-year hold

• IRR: -11.3%
• Equity multiple: 0.32×
• Total profit: $-35,814
• Equity at exit: $16,341

Cash invested: $52,920 (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 72455

• Home prices YoY: -15.8%
• Active inventory: 76
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,352 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$61 /mo · $736/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $-63

Break-even live

Break-even rent $1,432

Max offer price $177,800

Occupancy floor 100%

Sensitivity live

Price	-10% $44	-5% $-10	+0% $-63	+5% $-117	+10% $-170
Rent	-10% $-170	-5% $-117	+0% $-63	+5% $-10	+10% $43
Rate	-1.0pp $32	-0.5pp $-15	base $-63	+0.5pp $-112	+1.0pp $-162

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $189,000 Active 58 DOM
2. 2026-06-19
   days on market $189,000 Active 56 DOM
3. 2026-06-18
   days on market $189,000 Active 55 DOM
4. 2026-06-17
   days on market $189,000 Active 54 DOM
5. 2026-06-16
   days on market $189,000 Active 53 DOM
6. 2026-06-15
   days on market $189,000 Active 52 DOM
7. 2026-06-14
   days on market $189,000 Active 50 DOM
8. 2026-06-12
   days on market $189,000 Active 49 DOM
9. 2026-06-09
   days on market $189,000 Active 46 DOM
10. 2026-06-08
    days on market $189,000 Active 45 DOM
11. 2026-06-07
    days on market $189,000 Active 44 DOM
12. 2026-06-07
    days on market $189,000 Active 43 DOM
13. 2026-06-04
    days on market $189,000 Active 40 DOM
14. 2026-06-02
    days on market $189,000 Active 39 DOM
15. 2026-06-01
    days on market $189,000 Active 38 DOM
16. 2026-05-31
    days on market $189,000 Active 37 DOM
17. 2026-05-31
    days on market $189,000 Active 36 DOM
18. 2026-04-24
    listed $189,000 New Listing 1109-char remark
19. 2025-12-18
    historical
20. 2025-09-03
    price $189,000
21. 2025-09-03
    price $189,000
22. 2025-07-09
    listed $199,000 Active
23. 2025-03-13
    listed $199,000 New Listing
24. 2024-09-04
    soldstatus $95,000

ⓘ 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: $736 · $61/mo
• Projected year-2 tax: $1,210 · $101/mo
• Expected delta: +$473/yr (+$39/mo · 64.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 5% 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: $16,220
• − Mortgage interest: −$10,587
• − Property taxes: −$736
• − Insurance: −$945
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$5,498
• Taxable loss: −$4,141
• Est. tax savings @ 24.0%: +$994
• After-tax cash flow: $233/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: Pocahontas School District
• NCES district ID: 0511610
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 27% ▼ -12.00%
• Median HH income: $37,399
• Composite: 23.36/100
• National rank: #7907
• State rank: #165 of 238 in AR

Livability — Pocahontas

• Score: 71/100
• State rank: #37
• US rank: #6525

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pocahontas, AR
• Population (ZIP): 13,572

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 16,421 people
• By 2030: 15,733 · -4.2%
• By 2040: 14,296 · -12.9%
• By 2050: 12,884 · -21.5%
• By 2075: 9,535 · -41.9%
• By 2100: 6,520 · -60.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Pacific Islander 3% Hispanic / Latino 2% Black 2%
• Common ancestry: Slovak 5% Lithuanian 1% Serbian 1%
• Foreign-born: 4%
• Languages at home: 96% English-only · Other Asian/Pacific 3% Spanish 1%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+63.7) · D 17.1% · R 80.9% · Other 2.0%
• 2008→2024 swing: -45.6pp toward R · 2008: -18.1pp · 2024: -63.7pp
• All cycles: 2024: R+63.7 2020: R+60.8 2016: R+48.8 2012: R+27.9 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.61%
• Current HPI: 179.3505
• 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

+98.9% since first listed

7 events — show timeline

• 2026-04-24 Listed $189,000 CARMLS
• 2025-12-18 Listing Removed — CARMLS
• 2025-09-03 Price Changed $189,000 CARMLS
• 2025-09-03 Price Changed $189,000 NEABOR MLS
• 2025-07-09 Listed $199,000 NEABOR MLS
• 2025-03-13 Listed $199,000 CARMLS
• 2024-09-04 Sold (Public Records) $95,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $736 · +249.7% YoY. Source: county tax records.