49 Nc 8218 · Jasper, AR 72641

$269,900

3 bd · 2.0 ba · 1,205 sqft · SingleFamily · 107 Days on market

Built 2026 Excellent condition 0.94 ac lot $224/sqft · at area comps Est $280k · 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 +15.2/30.0
• ARV discount +9.1/15.0
• Condition / age +5.0/5.0
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• Appreciation +3.5/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

This newly constructed 3-bedroom, 2-bath home sits on a beautiful 0.94-acre lot and offers the perfect blend of modern comfort and outdoor adventure—just minutes from the stunning Buffalo National River in Jasper, Arkansas. The inviting floor plan was designed for easy living and entertaining. With quality finishes throughout, spacious bedrooms, and a thoughtfully designed kitchen and living area, this home is ideal for full-time living, a vacation getaway, or an investment property. The attached 2-car garage provides plenty of room for vehicles, kayaks, bikes, and outdoor gear.

Key facts

• 1 acre lot
• 0.94 acre lot
• Garage

Tags

• 1 ACRE LOT
• BUFFALO NATIONAL RIVER
• THOUGHTFULLY DESIGNED KITCHEN
• ATTACHED 2 CAR GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $92 ($1k/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 $248k (8.2% below list).
• Recommended offer: $246k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 3.5% in Jasper — 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 62/100 on livability (#217 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: schools D, crime F, amenities F.
• Jasper School District (rural): math 33% / reading 39% proficiency, ranked #115 of 238 in AR (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 74 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-2.9%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Newton County population projected at -36% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Recommended offer $245,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
5. 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?
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: 0.92% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.45%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $279,938
• List price: $269,900
• Delta: -3.59%
• Verdict: FAIR
• Comps: 12 within 2.0 mi

Projected returns pro-forma

-2.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.51×
• Total profit: $-36,877
• Equity at exit: $41,294

10-year hold

• IRR: -4.7%
• Equity multiple: 0.69×
• Total profit: $-23,610
• Equity at exit: $25,145

Cash invested: $75,572 (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 72641

• Home prices YoY: -1.5%
• Active inventory: 74
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,477 medium
• Mortgage (P&I): −$1,415
• Tax est. 1.5%: −$337 /mo · $4,048/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $92

Break-even live

Break-even rent $2,361

Max offer price $269,900

Occupancy floor 91%

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $269,900 Active 107 DOM
2. 2026-06-18
   days on market $269,900 Active 106 DOM
3. 2026-06-17
   days on market $269,900 Active 105 DOM
4. 2026-06-16
   days on market $269,900 Active 104 DOM
5. 2026-06-15
   days on market $269,900 Active 103 DOM
6. 2026-06-14
   days on market $269,900 Active 101 DOM
7. 2026-06-12
   days on market $269,900 Active 100 DOM
8. 2026-06-09
   days on market $269,900 Active 97 DOM
9. 2026-06-08
   days on market $269,900 Active 96 DOM
10. 2026-06-07
    days on market $269,900 Active 95 DOM
11. 2026-06-05
    days on market $269,900 Active 93 DOM
12. 2026-06-04
    days on market $269,900 Active 91 DOM
13. 2026-06-02
    days on market $269,900 Active 90 DOM
14. 2026-06-01
    days on market $269,900 Active 89 DOM
15. 2026-05-31
    days on market $269,900 Active 88 DOM
16. 2026-05-31
    days on market $269,900 Active 87 DOM
17. 2026-02-26
    listed $269,900 Active 591-char remark

    Show marketing remark (591 chars)

    This newly constructed 3-bedroom, 2-bath home sits on a beautiful 0.94-acre lot and offers the perfect blend of modern comfort and outdoor adventure—just minutes from the stunning Buffalo National River in Jasper, Arkansas. The inviting floor plan was designed for easy living and entertaining. With quality finishes throughout, spacious bedrooms, and a thoughtfully designed kitchen and living area, this home is ideal for full-time living, a vacation getaway, or an investment property. The attached 2-car garage provides plenty of room for vehicles, kayaks, bikes, and outdoor gear.

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 5 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $29,724
• − Mortgage interest: −$15,119
• − Property taxes: −$4,048
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,378
• − Management: −$2,378
• − Depreciation: −$7,852
• Taxable loss: −$3,400
• Est. tax savings @ 24.0%: +$816
• After-tax cash flow: $1,915/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.

Condition & rehab AI · 13 photos

Excellent 100/100 None rehab

This newly constructed home is in excellent condition with no visible repairs or maintenance needed. It offers a beautiful blend of modern comfort and outdoor adventure, making it ideal for full-time living, a vacation getaway, or an investment property.

Value-add opportunities

• Both Landscaping and curb appeal — Enhances curb appeal and can attract more buyers
• Both Interior finishing touches — Improves the home's aesthetic and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal — Enhances curb appeal and can attract more buyers ↑
• Both Interior finishing touches — Improves the home's aesthetic and can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Jasper School District
• NCES district ID: 0508240
• Math proficiency: 33% ▼ -5.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $33,615
• Composite: 29.59/100
• National rank: #6480
• State rank: #115 of 238 in AR

Livability — Jasper

• Score: 62/100
• State rank: #217
• US rank: #16736

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,063

Population outlook (Newton County) Hauer SSP2

• Today (2025): 7,052 people
• By 2030: 6,509 · -7.7%
• By 2040: 5,424 · -23.1%
• By 2050: 4,502 · -36.2%
• By 2075: 3,018 · -57.2%
• By 2100: 1,985 · -71.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 2%
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · Newton

• 2024 margin: Solid R (+64.2) · D 17.1% · R 81.2% · Other 1.7%
• 2008→2024 swing: -28.7pp toward R · 2008: -35.5pp · 2024: -64.2pp
• All cycles: 2024: R+64.2 2020: R+62.1 2016: R+58.3 2012: R+41.4 2008: R+35.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.91%
• Current HPI: 195.4325
• 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

1 event — show timeline

• 2026-02-26 Listed $269,900 NWARMLS