10920 Old Cincinnati Rd · Summers, AR 72744

$99,101

3 bd · 2.0 ba · 2,280 sqft · SingleFamily public records · 101 Days on market

Built 1985 Fair condition 1.00 ac lot ↓ 19% since listing

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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 +26.1/30.0
• Appreciation +10.0/10.0
• DSCR +8.8/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

This property is a 1 ac mol tract (being separate off from a parent tract), there is a 1985 mobile home with 3/2 (this is a structure affixed and canceled title with the State/Affixed as permanent), it is hooked up and has livable space (not sure what type of financing is available). This is being sold AS-IS, no HVAC, would require buyer to obtain the preferred options. THERE IS NO DRIVEWAY in place, YOU (Buyer) must put your own driveway in. Seller is selling as-is/where-is. There is fiber optics (Ozark Go), septic, electric, all new water lines and is on a well. This is a place you can utilize while building or bring a new mobile in? Your choice! * * mainly listed as a land purchase but does have a dwelling.

Key facts

• Septic
• Well
• Electric

Tags

• FIBER OPTICS
• SEPTIC
• ELECTRIC
• NEW WATER LINES
• WELL

Property features AI

Finance

• HOA & community: HOA/association fees billed monthly

Exterior

• Parking: No driveway
• Utilities: Electricity available; Fiber optic available
• Home design: Single-story home
• Construction: Vinyl siding; Asphalt shingle roof; Skirt foundation with tie-down
• Exterior features: Cleared lot; Outside city limits; County road frontage; Approximately 1 acre pasture area

Interior

• Flooring: Carpet flooring
• Bathrooms: 2 full bathrooms
• Interior features: No additional interior features listed
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $90k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Lincoln School District (rural): math 34% / reading 31% proficiency, ranked #139 of 238 in AR (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lincoln Elementary School (math 42% / reading 17%, grade F, #305 of 454 statewide, top 71%, 373 students, 70% FRL); Lincoln Middle School (math 38% / reading 32%, grade F, #122 of 201 statewide, top 61%, 400 students, 72% FRL); Lincoln New Tech High School (math 22% / reading 32%, grade F, #164 of 292 statewide, top 61%, 349 students, 65% FRL, charter).
• Market conditions: 102 active listings in the ZIP; 3,494 units permitted in Washington County in 2024 (1,497 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($685 loan paydown + $10k appreciation (10.0% local appreciation)).
• Washington County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $23k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.

Recommended offer $90,181 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.33% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.80%
• DSCR: 1.48
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $921,120
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10991 Borchardt Rd	0.39mi	4/3.0 (+1)	2,300 (+1%)	2mo	$930,000	$404	70

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.2%
• Equity multiple: 3.52×
• Total profit: $69,973
• Equity at exit: $89,278

10-year hold

• IRR: 27.8%
• Equity multiple: 7.98×
• Total profit: $193,720
• Equity at exit: $192,531

Cash invested: $27,748 (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 72744

• Home prices YoY: 13.0%
• Active inventory: 102
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,322 medium
• Mortgage (P&I): −$520
• Tax from tax record: −$234 /mo · $2,803/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $250

Break-even live

Break-even rent $1,006

Max offer price $99,101

Occupancy floor 76%

Sensitivity live

Price	-10% $306	-5% $278	+0% $250	+5% $222	+10% $194
Rent	-10% $145	-5% $198	+0% $250	+5% $302	+10% $354
Rate	-1.0pp $300	-0.5pp $275	base $250	+0.5pp $224	+1.0pp $198

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: $24,775
• Closing costs: $2,973
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $99,101 Active 101 DOM
2. 2026-06-18
   days on market $99,101 Active 98 DOM
3. 2026-06-17
   days on market $99,101 Active 97 DOM
4. 2026-06-16
   days on market $99,101 Active 96 DOM
5. 2026-06-15
   days on market $99,101 Active 95 DOM
6. 2026-06-14
   days on market $99,101 Active 93 DOM
7. 2026-06-13
   days on market $99,101 Active 92 DOM
8. 2026-06-10
   days on market $99,101 Active 90 DOM
9. 2026-06-09
   days on market $99,101 Active 89 DOM
10. 2026-06-08
    days on market $99,101 Active 88 DOM
11. 2026-06-07
    days on market $99,101 Active 87 DOM
12. 2026-06-05
    days on market $99,101 Active 84 DOM
13. 2026-06-03
    days on market $99,101 Active 83 DOM
14. 2026-06-02
    days on market $99,101 Active 82 DOM
15. 2026-06-01
    days on market $99,101 Active 81 DOM
16. 2026-05-31
    days on market $99,101 Active 80 DOM
17. 2026-05-31
    days on market $99,101 Active 79 DOM
18. 2026-03-28
    price $99,101 722-char remark

    Show marketing remark (722 chars)

    This property is a 1 ac mol tract (being separate off from a parent tract), there is a 1985 mobile home with 3/2 (this is a structure affixed and canceled title with the State/Affixed as permanent), it is hooked up and has livable space (not sure what type of financing is available). This is being sold AS-IS, no HVAC, would require buyer to obtain the preferred options. THERE IS NO DRIVEWAY in place, YOU (Buyer) must put your own driveway in. Seller is selling as-is/where-is. There is fiber optics (Ozark Go), septic, electric, all new water lines and is on a well. This is a place you can utilize while building or bring a new mobile in? Your choice! * * mainly listed as a land purchase but does have a dwelling.

19. 2026-03-28
    price $99,101

    Show marketing remark (722 chars)

    This property is a 1 ac mol tract (being separate off from a parent tract), there is a 1985 mobile home with 3/2 (this is a structure affixed and canceled title with the State/Affixed as permanent), it is hooked up and has livable space (not sure what type of financing is available). This is being sold AS-IS, no HVAC, would require buyer to obtain the preferred options. THERE IS NO DRIVEWAY in place, YOU (Buyer) must put your own driveway in. Seller is selling as-is/where-is. There is fiber optics (Ozark Go), septic, electric, all new water lines and is on a well. This is a place you can utilize while building or bring a new mobile in? Your choice! * * mainly listed as a land purchase but does have a dwelling.

20. 2026-03-13
    listed $122,222 Active 722-char remark

    Show marketing remark (722 chars)

    This property is a 1 ac mol tract (being separate off from a parent tract), there is a 1985 mobile home with 3/2 (this is a structure affixed and canceled title with the State/Affixed as permanent), it is hooked up and has livable space (not sure what type of financing is available). This is being sold AS-IS, no HVAC, would require buyer to obtain the preferred options. THERE IS NO DRIVEWAY in place, YOU (Buyer) must put your own driveway in. Seller is selling as-is/where-is. There is fiber optics (Ozark Go), septic, electric, all new water lines and is on a well. This is a place you can utilize while building or bring a new mobile in? Your choice! * * mainly listed as a land purchase but does have a dwelling.

21. 2026-03-13
    listed $122,222 Active

    Show marketing remark (722 chars)

    This property is a 1 ac mol tract (being separate off from a parent tract), there is a 1985 mobile home with 3/2 (this is a structure affixed and canceled title with the State/Affixed as permanent), it is hooked up and has livable space (not sure what type of financing is available). This is being sold AS-IS, no HVAC, would require buyer to obtain the preferred options. THERE IS NO DRIVEWAY in place, YOU (Buyer) must put your own driveway in. Seller is selling as-is/where-is. There is fiber optics (Ozark Go), septic, electric, all new water lines and is on a well. This is a place you can utilize while building or bring a new mobile in? Your choice! * * mainly listed as a land purchase but does have a dwelling.

ⓘ 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: $2,803 · $234/mo
• Projected year-2 tax: $2,803 · $234/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $15,865
• − Mortgage interest: −$5,551
• − Property taxes: −$2,803
• − Insurance: −$496
• − Repairs & maintenance: −$1,269
• − Management: −$1,269
• − Depreciation: −$2,883
• Taxable income: $1,594
• Est. tax owed @ 24.0%: −$382
• After-tax cash flow: $2,616/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 · 6 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate renovations, including kitchen updates and landscaping improvements, to increase its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — The cabinets are dated but structurally sound.
• Minor bathroom fixtures — The fixtures are dated but functional.
• Major landscaping — No landscaping or curb appeal is visible, indicating a need for improvement.

Value-add opportunities

• Resale New kitchen cabinets and countertops — Updating the kitchen will enhance the home's appeal and functionality.
• Both Landscaping and curb appeal improvements — Enhancing the exterior will improve the home's curb appeal and resale value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · The cabinets are dated but structurally sound.	Minor	$500–3,000
bathroom fixtures · The fixtures are dated but functional.	Minor	$500–3,000
landscaping · No landscaping or curb appeal is visible, indicating a need for improvement.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$16,000–56,000

Value-add ROI direction

• Resale New kitchen cabinets and countertops — Updating the kitchen will enhance the home's appeal and functionality. ↑
• Both Landscaping and curb appeal improvements — Enhancing the exterior will improve the home's curb appeal and resale 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: Lincoln School District
• NCES district ID: 0508940
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 31% ▼ -9.00%
• Median HH income: $36,258
• Composite: 26.98/100
• National rank: #7070
• State rank: #139 of 238 in AR

Livability — Summers

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 5,314

Population outlook (Washington County) Hauer SSP2

• Today (2025): 271,748 people
• By 2030: 296,414 · +9.1%
• By 2040: 346,874 · +27.6%
• By 2050: 398,552 · +46.7%
• By 2075: 523,309 · +92.6%
• By 2100: 615,280 · +126.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 67% Two or more races 23% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 3% Lithuanian 3% Iranian 3%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Asian/Pacific 2%

Political lean MEDSL · Washington

• 2024 margin: Lean R (+6.7) · D 45.1% · R 51.7% · Other 3.2%
• 2008→2024 swing: +6.4pp toward D · 2008: -13.1pp · 2024: -6.7pp
• All cycles: 2024: R+6.7 2020: R+3.9 2016: R+10.4 2012: R+16.3 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 36.10%
• Current HPI: 314.677
• 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

-18.9% since first listed

4 events — show timeline

• 2026-03-28 Price Changed $99,101 NWARMLS
• 2026-03-28 Price Changed $99,101 NWARMLS
• 2026-03-13 Listed $122,222 NWARMLS
• 2026-03-13 Listed $122,222 NWARMLS