5005 S Us 65 · Bellefonte, AR 72601

$130,000

3 bd · 1.5 ba · 1,570 sqft · SingleFamily public records · 59 Days on market

0.89 ac lot $83/sqft · 30% below area Est $187k · 30% under

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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 +18.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• Schools +4.7/10.0
• Appreciation +4.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3 bd 1 ba home convenient to Harrison while in Valley Springs school district. Interior has lots of storage and space. Carport and newer windows. Has a 2nd 1/2 bath that needs remodeling. Dishwasher & A/C does not work. Home is being sold AS-IS. Property will not go VA, RD or FHA. All numbers approximate. All numbers are approximate. NO OFFERS ACCEPTED UNTIL 5/26/26.

Key facts

• 2nd 1/2 bath
• Lots of storage
• Newer windows

Tags

• VALLEY SPRINGS SCHOOL DISTRICT
• LOTS OF STORAGE
• NEWER WINDOWS
• 2ND 1/2 BATH

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $112 ($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 $128k (1.6% below list).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#323 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Valley Springs School District (rural): math 56% / reading 55% proficiency, ranked #7 of 238 in AR (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 437 active listings in the ZIP; 92 units permitted in Boone County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $899 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Boone County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $130k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.98% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.69%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (median comp): $186,722
• List price: $130,000
• Delta: -30.38%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1749 Oaklawn	0.26mi	3/2.0	1,770 (+13%)	0mo	$185,900	$105	64
5602 Montgomery Dr	0.33mi	3/1.0	1,793 (+14%)	1mo	$165,000	$92	58
5608 Maxie Camp Rd	0.05mi	3/1.0	1,370 (-13%)	21mo	$108,000	$79	57
814 Ridgecrest Ln	0.64mi	3/2.0	1,664 (+6%)	5mo	$226,000	$136	54
5632 Montgomery Dr	0.33mi	4/2.0 (+1)	1,368 (-13%)	15mo	$185,000	$135	43
875 Meadow Ln	0.71mi	3/2.0	1,789 (+14%)	6mo	$190,900	$107	37

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

Projected returns pro-forma

-1.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.78×
• Total profit: $-7,966
• Equity at exit: $25,718

10-year hold

• IRR: 2.5%
• Equity multiple: 1.21×
• Total profit: $7,650
• Equity at exit: $22,428

Cash invested: $36,400 (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 72601

• Home prices YoY: -0.8%
• Active inventory: 437
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,279 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $112

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 86%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $130,000 Active 59 DOM
2. 2026-06-18
   days on market $130,000 Active 58 DOM
3. 2026-06-17
   days on market $130,000 Active 57 DOM
4. 2026-06-16
   days on market $130,000 Active 56 DOM
5. 2026-06-15
   days on market $130,000 Active 55 DOM
6. 2026-06-14
   days on market $130,000 Active 53 DOM
7. 2026-06-12
   days on market $130,000 Active 52 DOM
8. 2026-06-09
   days on market $130,000 Active 49 DOM
9. 2026-06-08
   days on market $130,000 Active 48 DOM
10. 2026-06-07
    days on market $130,000 Active 47 DOM
11. 2026-06-07
    days on market $130,000 Active 46 DOM
12. 2026-06-04
    days on market $130,000 Active 43 DOM
13. 2026-06-02
    days on market $130,000 Active 42 DOM
14. 2026-06-01
    days on market $130,000 Active 41 DOM
15. 2026-05-31
    days on market $130,000 Active 40 DOM
16. 2026-05-31
    days on market $130,000 Active 39 DOM
17. 2026-04-20
    listed $130,000 Active 375-char remark

    Show marketing remark (375 chars)

    3 bd 1 ba home convenient to Harrison while in Valley Springs school district. Interior has lots of storage and space. Carport and newer windows. Has a 2nd 1/2 bath that needs remodeling. Dishwasher & A/C does not work. Home is being sold AS-IS. Property will not go VA, RD or FHA. All numbers approximate. All numbers are approximate. NO OFFERS ACCEPTED UNTIL 5/26/26.

18. 2008-11-10
    soldstatus $60,000

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 21 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: $15,346
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$3,782
• Taxable loss: −$773
• Est. tax savings @ 24.0%: +$186
• After-tax cash flow: $1,528/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: Valley Springs School District
• NCES district ID: 0513350
• Math proficiency: 56% ▼ -9.00%
• Reading proficiency: 55% ▼ -9.00%
• Median HH income: $41,757
• Composite: 46.57/100
• National rank: #2424
• State rank: #7 of 238 in AR

Livability — Bellefonte

• Score: 58/100
• State rank: #323
• US rank: #21230

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 30,180

Population outlook (Boone County) Hauer SSP2

• Today (2025): 37,238 people
• By 2030: 36,808 · -1.2%
• By 2040: 35,597 · -4.4%
• By 2050: 34,197 · -8.2%
• By 2075: 30,503 · -18.1%
• By 2100: 25,797 · -30.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Boone

• 2024 margin: Solid R (+65.0) · D 16.7% · R 81.6% · Other 1.7%
• 2008→2024 swing: -25.3pp toward R · 2008: -39.7pp · 2024: -65.0pp
• All cycles: 2024: R+65.0 2020: R+61.9 2016: R+58.5 2012: R+48.0 2008: R+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.92%
• Current HPI: 247.043
• 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

+116.7% since first listed

2 events — show timeline

• 2026-04-20 Listed $130,000 NWARMLS
• 2008-11-10 Sold (Public Records) $60,000 Public Records

Property tax history

-9.1%/yr

Latest (2025): $207 · -32.5% YoY. Source: county tax records.