192 Albion Rd · Searcy, AR 72143

$150,000

3 bd · 2.0 ba · 1,752 sqft · SingleFamily public records · 153 Days on market

Built 1975 2.00 ac lot $86/sqft · 47% below area Est $284k · 47% under ↓ 14% since listing

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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 +15.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GORGEOUS SUNSET VIEWS from this 2 acre property with the possiblity to purchase 2 adjacent acres separately. A couple of additions to the single wide mobile home provide a living area with hardwood floors and front porch to enjoy the awesome sunsets, while the rear addition consists of a den with built-ins and a second full bath. The stackable washing machine and dryer unit is currently located in the main bathroom, but the laundry could easily be relocated to the enclosed storage off the hallway where hook-ups are already in place. In addition to the peaceful setting, a spacious shop, in-ground storm shelter, gazebo, and lots of lovely flowers round out the exterior features of this property. The roof on the home was replaced in January 2024 and the septic was cleaned less than 2 years ago. Just 12 mins to Riverside Park, 15 mins to Harding University, and 20 mins to Wal-Mart. * The wood-burning stove in the living room works, but the chimney can't be used. AGENTS SEE REMARKS

Key facts

• Two parcels
• Rear addition
• 4 acres

Tags

• SUNSET VIEWS
• TWO PARCELS
• 4 ACRES
• HARDWOOD FLOORS
• FRONT PORCH
• REAR ADDITION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $46 ($556/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 $120k (20.3% below list).
• Recommended offer: $120k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.2% in Searcy — 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 70/100 on livability (#51 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime D, commute F, employment F.
• Searcy School District (town): math 47% / reading 43% proficiency, ranked #37 of 238 in AR (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 175 active listings in the ZIP; 219 units permitted in White County in 2024 (36 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 $4k of value loss. Plan a longer hold.
• White County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

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 $119,527 (20.3% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D 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. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.32%
• DSCR: 1.06
• GRM: 10.5

CMA / ARV

• ARV (median comp): $284,344
• List price: $150,000
• Delta: -47.25%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.2%
• Equity multiple: 0.49×
• Total profit: $-21,423
• Equity at exit: $22,365

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-15,129
• Equity at exit: $12,969

Cash invested: $42,000 (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 72143

• Home prices YoY: -28.4%
• Active inventory: 175
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,195 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$49 /mo · $586/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $46

Break-even live

Break-even rent $1,137

Max offer price $150,000

Occupancy floor 91%

Sensitivity live

Price	-10% $131	-5% $89	+0% $46	+5% $4	+10% $-39
Rent	-10% $-48	-5% $-1	+0% $46	+5% $94	+10% $141
Rate	-1.0pp $122	-0.5pp $84	base $46	+0.5pp $7	+1.0pp $-32

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $150,000 Active 153 DOM
2. 2026-06-19
   days on market $150,000 Active 151 DOM
3. 2026-06-18
   days on market $150,000 Active 150 DOM
4. 2026-06-17
   days on market $150,000 Active 149 DOM
5. 2026-06-16
   days on market $150,000 Active 148 DOM
6. 2026-06-15
   days on market $150,000 Active 147 DOM
7. 2026-06-14
   days on market $150,000 Active 145 DOM
8. 2026-06-12
   days on market $150,000 Active 144 DOM
9. 2026-06-09
   days on market $150,000 Active 141 DOM
10. 2026-06-08
    days on market $150,000 Active 140 DOM
11. 2026-06-07
    days on market $150,000 Active 139 DOM
12. 2026-06-05
    days on market $150,000 Active 136 DOM
13. 2026-06-03
    days on market $150,000 Active 135 DOM
14. 2026-06-02
    days on market $150,000 Active 134 DOM
15. 2026-06-01
    days on market $150,000 Active 133 DOM
16. 2026-05-31
    days on market $150,000 Active 132 DOM
17. 2026-05-30
    days on market $150,000 Active 131 DOM
18. 2026-04-16
    price $150,000 991-char remark

    Show marketing remark (991 chars)

    GORGEOUS SUNSET VIEWS from this 2 acre property with the possiblity to purchase 2 adjacent acres separately. A couple of additions to the single wide mobile home provide a living area with hardwood floors and front porch to enjoy the awesome sunsets, while the rear addition consists of a den with built-ins and a second full bath. The stackable washing machine and dryer unit is currently located in the main bathroom, but the laundry could easily be relocated to the enclosed storage off the hallway where hook-ups are already in place. In addition to the peaceful setting, a spacious shop, in-ground storm shelter, gazebo, and lots of lovely flowers round out the exterior features of this property. The roof on the home was replaced in January 2024 and the septic was cleaned less than 2 years ago. Just 12 mins to Riverside Park, 15 mins to Harding University, and 20 mins to Wal-Mart. * The wood-burning stove in the living room works, but the chimney can't be used. AGENTS SEE REMARKS

19. 2026-01-19
    listed $175,000 New Listing 991-char remark

    Show marketing remark (991 chars)

    GORGEOUS SUNSET VIEWS from this 2 acre property with the possiblity to purchase 2 adjacent acres separately. A couple of additions to the single wide mobile home provide a living area with hardwood floors and front porch to enjoy the awesome sunsets, while the rear addition consists of a den with built-ins and a second full bath. The stackable washing machine and dryer unit is currently located in the main bathroom, but the laundry could easily be relocated to the enclosed storage off the hallway where hook-ups are already in place. In addition to the peaceful setting, a spacious shop, in-ground storm shelter, gazebo, and lots of lovely flowers round out the exterior features of this property. The roof on the home was replaced in January 2024 and the septic was cleaned less than 2 years ago. Just 12 mins to Riverside Park, 15 mins to Harding University, and 20 mins to Wal-Mart. * The wood-burning stove in the living room works, but the chimney can't be used. AGENTS SEE REMARKS

ⓘ 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: $586 · $49/mo
• Projected year-2 tax: $960 · $80/mo
• Expected delta: +$374/yr (+$31/mo · 63.9%)

ⓘ 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 5/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $14,343
• − Mortgage interest: −$8,402
• − Property taxes: −$586
• − Insurance: −$750
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$4,364
• Taxable loss: −$2,053
• Est. tax savings @ 24.0%: +$493
• After-tax cash flow: $1,049/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: Searcy School District
• NCES district ID: 0512210
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $44,318
• Composite: 38.12/100
• National rank: #4272
• State rank: #37 of 238 in AR

Livability — Searcy

• Score: 70/100
• State rank: #51
• US rank: #7408

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: White County · 35,000 people
• City population: 35,000
• Metro: Searcy, AR
• Population (ZIP): 35,000
• Household income: $58,344
• Rent vs Own: 35.0% rent · 65.0% own
• Severe rent burden: 804.0

Population outlook (White County) Hauer SSP2

• Today (2025): 82,310 people
• By 2030: 83,861 · +1.9%
• By 2040: 86,492 · +5.1%
• By 2050: 88,246 · +7.2%
• By 2075: 91,307 · +10.9%
• By 2100: 91,548 · +11.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 7% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · White

• 2024 margin: Solid R (+61.2) · D 18.3% · R 79.5% · Other 2.2%
• 2008→2024 swing: -14.0pp toward R · 2008: -47.2pp · 2024: -61.2pp
• All cycles: 2024: R+61.2 2020: R+58.9 2016: R+57.9 2012: R+53.7 2008: R+47.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.60%
• Current HPI: 206.0334
• Rent YoY: —
• Metro: Searcy, AR
• 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

-14.3% since first listed

2 events — show timeline

• 2026-04-16 Price Changed $150,000 CARMLS
• 2026-01-19 Listed $175,000 CARMLS

Property tax history

+4.3%/yr

Latest (2025): $586 · +0.0% YoY. Source: county tax records.