10920 Old Cincinnati Rd

Summers, AR 72744

$99,101B

3 bd · 2.0 ba · 2,280 sqft · Built 1985 · SingleFamily · Active · 101 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,322/mo
• Mortgage (P&I): −$520
• Tax + insurance: −$275
• HOA: −$0
• Vac / Maint / Mgmt: −$278
• Net cashflow: $250/mo
• Annual: $2,998/yr
• Cap rate: 9.32%
• Cash-on-cash: 10.80%
• DSCR: 1.48
• 1% rule: 1.33%
• Cash to close: $27,748

Investor read

• This is a 3-bed/2.0-bath single-family listed at $99k. Condition is rated fair.
• 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).
• It's been on market 101 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $90k (9.0% below list) — sets the bar for market timing.
• In year one you build about $11k of equity ($685 loan paydown + $10k appreciation (10.0% local appreciation)).
• 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).
• Watch-outs: property tax is 2.8% of price.
• Market conditions: 102 active listings in the ZIP; 3,494 units permitted in Washington County in 2024 (1,497 in 5+ unit buildings).
• Washington County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 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.
• 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.

Questions for listing agent

• 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?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• 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.