312 W Front St · Heber Springs, AR 72543

$79,900

3 bd · 1.5 ba · 1,250 sqft · SingleFamily public records · 64 Days on market

Built 1956 0.43 ac lot $64/sqft · 42% below area Est $137k · 42% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Schools +4.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshly updated and move-in ready, this charming 3-bedroom, 1-bath home offers 1,250 square feet of comfortable living space. Inside, you’ll find kitchen and living areas flow nicely, making everyday living and entertaining easy. Each bedroom provides ample space and natural light, perfect for families, guests, or a home office setup. Step out back to enjoy a small deck—ideal for morning coffee, grilling, or relaxing at the end of the day. Whether you’re a first-time buyer, downsizing, or looking for a solid affordable investment, this home checks all the boxes with its updates, functionality, and charm.

Key facts

• Move-in ready
• Small deck
• Bright layout

Tags

• MOVE-IN READY
• BRIGHT LAYOUT
• SMALL DECK
• DETACHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 2.1% in Heber Springs — 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 58/100 on livability (#329 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime C-, employment D+, amenities F.
• Heber Springs School District (town): math 50% / reading 49% proficiency, ranked #19 of 238 in AR (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 287 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 13 units permitted in Cleburne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Cleburne County population projected at -18% 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $25k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $80k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood 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 $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.47% ✓
• Cap rate: 12.75%
• Cash-on-cash: 23.06%
• DSCR: 2.03
• GRM: 5.7

CMA / ARV

• ARV (median comp): $137,080
• List price: $79,900
• Delta: -41.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
507 W North St	0.14mi	3/2.0	1,344 (+8%)	1mo	$132,000	$98	78
706 W Pne	0.36mi	3/1.0	1,210 (-3%)	2mo	$171,000	$141	74
402 Case Rd	0.34mi	3/2.0	1,390 (+11%)	1mo	$158,000	$114	63
411 N 3rd St	0.24mi	2/2.0 (-1)	1,096 (-12%)	2mo	$90,000	$82	60
502 E Clinton St	0.54mi	3/2.0	1,140 (-9%)	1mo	$169,500	$149	57
1304 Ridgefield Dr	0.62mi	3/2.0	1,296 (+4%)	10mo	$175,000	$135	54
705 N Park St	0.43mi	3/1.0	1,080 (-14%)	4mo	$162,000	$150	52
601 Searcy	0.62mi	2/1.0 (-1)	1,225 (-2%)	16mo	$79,000	$64	48
427 Lee St	0.60mi	3/2.0	1,344 (+8%)	12mo	$220,000	$164	48
1409 Terrace Dr	0.59mi	3/2.0	1,408 (+13%)	10mo	$164,000	$116	42
1615 N Broadway St	0.71mi	3/1.5	1,325 (+6%)	19mo	$179,900	$136	41
104 W Spring St	0.45mi	2/2.0 (-1)	1,392 (+11%)	19mo	$110,000	$79	37

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

Projected returns pro-forma

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

5-year hold

• IRR: 11.5%
• Equity multiple: 1.46×
• Total profit: $10,222
• Equity at exit: $11,913

10-year hold

• IRR: 20.5%
• Equity multiple: 2.73×
• Total profit: $38,804
• Equity at exit: $6,908

Cash invested: $22,372 (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 72543

• Home prices YoY: -26.7%
• Active inventory: 287
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,173 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$45 /mo · $534/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $363

Break-even live

Break-even rent $713

Max offer price $79,900

Occupancy floor 64%

Sensitivity live

Price	-10% $409	-5% $386	+0% $363	+5% $341	+10% $318
Rent	-10% $271	-5% $317	+0% $363	+5% $410	+10% $456
Rate	-1.0pp $404	-0.5pp $384	base $363	+0.5pp $343	+1.0pp $322

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 N High St Unit A Heber Springs, AR	3.0	2.0	1350	$1,299	$0.96	24d	1	0.37mi
205 Trailwood Dr Heber Springs, AR	3.0	1.0	1025	$880	$0.86	24d	1	0.77mi

Listing history 23 events

1. 2026-06-13
   status $79,900 Under Contract 64 DOM
2. 2026-06-12
   days on market $79,900 Take Backups 64 DOM
3. 2026-06-09
   days on market $79,900 Take Backups 61 DOM
4. 2026-06-08
   days on market $79,900 Take Backups 60 DOM
5. 2026-06-07
   days on market $79,900 Take Backups 59 DOM
6. 2026-06-07
   days on market $79,900 Take Backups 58 DOM
7. 2026-06-04
   days on market $79,900 Take Backups 55 DOM
8. 2026-06-02
   days on market $79,900 Take Backups 54 DOM
9. 2026-06-01
   days on market $79,900 Take Backups 53 DOM
10. 2026-05-31
    days on market $79,900 Take Backups 52 DOM
11. 2026-05-31
    days on market $79,900 Take Backups 51 DOM
12. 2026-05-13
    price $79,900 629-char remark

    Show marketing remark (629 chars)

    Freshly updated and move-in ready, this charming 3-bedroom, 1-bath home offers 1,250 square feet of comfortable living space. Inside, you’ll find kitchen and living areas flow nicely, making everyday living and entertaining easy. Each bedroom provides ample space and natural light, perfect for families, guests, or a home office setup. Step out back to enjoy a small deck—ideal for morning coffee, grilling, or relaxing at the end of the day. Whether you’re a first-time buyer, downsizing, or looking for a solid affordable investment, this home checks all the boxes with its updates, functionality, and charm.

13. 2026-04-27
    price $99,900 629-char remark

    Show marketing remark (629 chars)

    Freshly updated and move-in ready, this charming 3-bedroom, 1-bath home offers 1,250 square feet of comfortable living space. Inside, you’ll find kitchen and living areas flow nicely, making everyday living and entertaining easy. Each bedroom provides ample space and natural light, perfect for families, guests, or a home office setup. Step out back to enjoy a small deck—ideal for morning coffee, grilling, or relaxing at the end of the day. Whether you’re a first-time buyer, downsizing, or looking for a solid affordable investment, this home checks all the boxes with its updates, functionality, and charm.

14. 2026-04-08
    listed $104,900 New Listing 629-char remark

    Show marketing remark (629 chars)

    Freshly updated and move-in ready, this charming 3-bedroom, 1-bath home offers 1,250 square feet of comfortable living space. Inside, you’ll find kitchen and living areas flow nicely, making everyday living and entertaining easy. Each bedroom provides ample space and natural light, perfect for families, guests, or a home office setup. Step out back to enjoy a small deck—ideal for morning coffee, grilling, or relaxing at the end of the day. Whether you’re a first-time buyer, downsizing, or looking for a solid affordable investment, this home checks all the boxes with its updates, functionality, and charm.

15. 2025-01-22
    historical
16. 2025-01-03
    listed $44,500 New Listing
17. 2023-10-26
    soldstatus $38,500 Sold
18. 2023-10-10
    status Under Contract
19. 2023-10-04
    listed $50,000 New Listing
20. 2023-03-19
    historical
21. 2023-03-16
    listed $50,000 New Listing
22. 1994-03-31
    soldstatus $25,000
23. 1988-05-01
    soldstatus $18,000

ⓘ 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: $534 · $45/mo
• Projected year-2 tax: $534 · $45/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°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: $14,076
• − Mortgage interest: −$4,476
• − Property taxes: −$534
• − Insurance: −$1,197
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$2,324
• Taxable income: $3,293
• Est. tax owed @ 24.0%: −$790
• After-tax cash flow: $3,571/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: Heber Springs School District
• NCES district ID: 0507560
• Math proficiency: 50% ▼ -11.00%
• Reading proficiency: 49% ▼ -11.00%
• Median HH income: $39,577
• Composite: 41.39/100
• National rank: #3478
• State rank: #19 of 238 in AR

Livability — Heber Springs

• Score: 58/100
• State rank: #329
• US rank: #21491

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Heber Springs, AR
• Population (ZIP): 12,642

Population outlook (Cleburne County) Hauer SSP2

• Today (2025): 24,198 people
• By 2030: 23,324 · -3.6%
• By 2040: 21,566 · -10.9%
• By 2050: 19,916 · -17.7%
• By 2075: 16,744 · -30.8%
• By 2100: 13,303 · -45.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Cleburne

• 2024 margin: Solid R (+67.9) · D 15.2% · R 83.2% · Other 1.6%
• 2008→2024 swing: -23.7pp toward R · 2008: -44.2pp · 2024: -67.9pp
• All cycles: 2024: R+67.9 2020: R+65.8 2016: R+61.4 2012: R+52.2 2008: R+44.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.45%
• Current HPI: 215.4322
• 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

+343.9% since first listed

12 events — show timeline

• 2026-05-13 Price Changed $79,900 CARMLS
• 2026-04-27 Price Changed $99,900 CARMLS
• 2026-04-08 Listed $104,900 CARMLS
• 2025-01-22 Listing Removed — CARMLS
• 2025-01-03 Listed $44,500 CARMLS
• 2023-10-26 Sold (MLS) $38,500 CARMLS
• 2023-10-10 Pending — CARMLS
• 2023-10-04 Listed $50,000 CARMLS
• 2023-03-19 Listing Removed — CARMLS
• 2023-03-16 Listed $50,000 CARMLS
• 1994-03-31 Sold (Public Records) $25,000 Public Records
• 1988-05-01 Sold (Public Records) $18,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $534 · +10.0% YoY. Source: county tax records.