859 Highway 8 W · Black Springs, AR 71960

$90,000

2 bd · 1.0 ba · 821 sqft · SingleFamily public records · 14 Days on market

Built 2018 Good condition $110/sqft · 117% above area

---

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 +16.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• 1% rule +4.4/10.0
• Condition / age +3.8/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks

Warm and inviting, this cozy home is perfectly suited for a couple or a small family of four. Thoughtfully designed with simplicity and functionality in mind, the layout offers both comfort and practicality. The home features two bedrooms, along with an upstairs loft-style space that easily accommodates two beds & acirc; & euro; & rdquo; ideal for kids, guests, or a flexible sleeping area. Every corner of the home is designed to feel welcoming, making it easy to relax and settle in. Set on a peaceful property, there & acirc; & euro; & trade; s plenty of room to grow & acirc; & euro; & rdquo; whether you dream of expanding the home, adding on additional sp

Key facts

• Thriving garden
• Built 2018
• Listed 14 days

Tags

• UPSTAIRS LOFT-STYLE SPACE
• FLEXIBLE LIVING SPACES
• THRIVING GARDEN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $48 ($571/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 $85k (5.8% below list).
• Recommended offer: $85k (5.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 49/100 on livability (#490 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Caddo Hills School District (rural): math 42% / reading 39% proficiency, ranked #69 of 238 in AR (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Caddo Hills Elementary School (math 52% / reading 42%, grade D-, #119 of 454 statewide, top 28%, 337 students, 82% FRL); Caddo Hills High School (math 32% / reading 37%, grade F, #92 of 292 statewide, top 37%, 252 students, 78% FRL, charter).
• Market conditions: 20 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.0% local appreciation)).
• Montgomery County population projected at -37% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $84,754 (5.8% 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 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?
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: 0.94% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.27%
• DSCR: 1.10
• GRM: 8.8

CMA / ARV

• ARV (median comp): $41,407
• List price: $90,000
• Delta: 117.35%
• Verdict: OVERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.6%
• Equity multiple: 1.55×
• Total profit: $13,885
• Equity at exit: $40,468

10-year hold

• IRR: 12.0%
• Equity multiple: 2.79×
• Total profit: $45,215
• Equity at exit: $62,366

Cash invested: $25,200 (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 71960

• Active inventory: 20
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $848 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $48

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 89%

Sensitivity live

Price	-10% $110	-5% $79	+0% $48	+5% $16	+10% $-15
Rent	-10% $-19	-5% $14	+0% $48	+5% $81	+10% $115
Rate	-1.0pp $93	-0.5pp $70	base $48	+0.5pp $24	+1.0pp $1

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-12
   listed $90,000 Active 1115-char remark

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

Taxation est. · year 1

• Rental income: $10,170
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$814
• − Management: −$814
• − Depreciation: −$2,618
• Taxable loss: −$916
• Est. tax savings @ 24.0%: +$220
• After-tax cash flow: $791/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 · 1 photo

Good 75/100 Cosmetic rehab

This well-maintained single-family home is in good condition with a good curb appeal and potential for minor cosmetic upgrades to enhance its resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and attract more potential buyers or renters.
• Both Upgrading the HVAC system — A newer, more efficient HVAC system can improve comfort and energy efficiency, making the home more attractive to buyers and renters.
• Both Adding a small deck or patio area — A small outdoor space can increase the home's livability and appeal to potential buyers or renters.
• Both Upgrading the kitchen appliances — Modern, energy-efficient appliances can make the kitchen more appealing and functional for both buyers and renters.
• Both Upgrading the bathroom fixtures — Modern, energy-efficient bathroom fixtures can make the bathroom more appealing and functional for both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and attract more potential buyers or renters. ↑
• Both Upgrading the HVAC system — A newer, more efficient HVAC system can improve comfort and energy efficiency, making the home more attractive to buyers and renters. ↑
• Both Adding a small deck or patio area — A small outdoor space can increase the home's livability and appeal to potential buyers or renters. ↑
• Both Upgrading the kitchen appliances — Modern, energy-efficient appliances can make the kitchen more appealing and functional for both buyers and renters. ↑
• Both Upgrading the bathroom fixtures — Modern, energy-efficient bathroom fixtures can make the bathroom more appealing and functional for both buyers and renters. ↑

ⓘ 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: Caddo Hills School District
• NCES district ID: 0503770
• Math proficiency: 42% ▼ -6.00%
• Reading proficiency: 39% ▼ -9.00%
• Median HH income: $31,467
• Composite: 33.16/100
• National rank: #5547
• State rank: #69 of 238 in AR

Livability — Black Springs

• Score: 49/100
• State rank: #490
• US rank: #25764

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,202

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 7,889 people
• By 2030: 7,283 · -7.7%
• By 2040: 6,086 · -22.9%
• By 2050: 5,005 · -36.6%
• By 2075: 3,310 · -58.0%
• By 2100: 2,271 · -71.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 6% Black 2% Asian 2%
• Common ancestry: European 3% Slovak 2% Italian 2%
• Foreign-born: 1% · Vietnam
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+63.2) · D 17.4% · R 80.6% · Other 2.0%
• 2008→2024 swing: -28.0pp toward R · 2008: -35.1pp · 2024: -63.2pp
• All cycles: 2024: R+63.2 2020: R+59.8 2016: R+53.4 2012: R+42.6 2008: R+35.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

Property tax history

-27.4%/yr

Latest (2025): $49 · +0.0% YoY. Source: county tax records.