11771 Bredehoeft Rd · Springtown, AR 72734

$264,500

3 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 18 Days on market

Built 1974 0.54 ac lot

---

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).

• Appreciation +10.0/10.0
• Cash flow +8.7/30.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.8/10.0

Listing remarks MLS

* * * $2,000 buyer closing credit, $1,500 preferred lender credit & transferable home warranty. RD eligible * * * Check out this newly renovated home that sits on a spacious flat half acre. This would make the perfect family home! Only ten minutes from the XNA airport. New septic installed 2022. There is a huge concrete pad at the back of the property that has electric and water so you could easily put a shop in the backyard or park an RV. The carport has a slab on the front and there's a nice deck off the laundry room in the backyard. The home is on septic, city water, and has a gas stove. New air handler, fridge that conveys, lots of natural light. Small storage building will convey. Near the popular Flint Creek, trails, and camping!

Key facts

• Fully renovated
• Spacious flat lot
• New gas stove

Tags

• FULLY RENOVATED
• SPACIOUS FLAT LOT
• MASSIVE CONCRETE PAD
• SEPTIC SYSTEM INSTALLED
• NEW AIR HANDLER
• NEW GAS STOVE

Property features AI

Finance

• HOA & community: Monthly association fee; Community offers biking, park access, and trails/paths

Exterior

• Parking: Carport; RV access/parking; 1 covered parking space
• Security: Smoke detectors
• Utilities: Cable available; Electricity available; Natural gas available; Septic available; Septic tank
• Home design: Single-story; Faces north; Crawlspace foundation
• Construction: Concrete construction; Architectural shingle roof; Age unknown
• Exterior features: Gravel driveway; Level lot; Near park; Not in a subdivision; Public road frontage (shared); Paved road

Interior

• Kitchen: Dishwasher; Gas oven; Icemaker; Microwave; Refrigerator; Range hood
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Gas heating; Electric cooling
• Interior features: Blinds on windows; Ceiling fans; Window treatments
• Laundry & utility: Washer hookup; Dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $264k.

Deal economics

• At list price, monthly cash flow is $-224 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (15.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (31.9% below list).
• Recommended offer: $180k (31.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#396 in AR) — a working-class tenant base; expect higher turnover. Strengths: employment A+, cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Gentry School District (town): math 36% / reading 41% proficiency, ranked #71 of 238 in AR (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 255 active listings in the ZIP; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,224 (31.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.68% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.63%
• DSCR: 0.84
• GRM: 12.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 21.7%
• Equity multiple: 2.75×
• Total profit: $129,704
• Equity at exit: $238,283

10-year hold

• IRR: 19.5%
• Equity multiple: 6.31×
• Total profit: $393,009
• Equity at exit: $513,865

Cash invested: $74,060 (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 72734

• Home prices YoY: 12.2%
• Active inventory: 255
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,802 medium
• Mortgage (P&I): −$1,387
• Tax from tax record: −$150 /mo · $1,806/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-224

Break-even live

Break-even rent $2,086

Max offer price $224,931

Occupancy floor —

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: $66,125
• Closing costs: $7,935
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-08
   listed $264,500 Active
2. 2024-05-30
   soldstatus $249,500
3. 2024-05-28
   soldstatus $249,500 Closed 756-char remark

   Show marketing remark (756 chars)

   * * * $2,000 buyer closing credit, $1,500 preferred lender credit & transferable home warranty. RD eligible * * * Check out this newly renovated home that sits on a spacious flat half acre. This would make the perfect family home! Only ten minutes from the XNA airport. New septic installed 2022. There is a huge concrete pad at the back of the property that has electric and water so you could easily put a shop in the backyard or park an RV. The carport has a slab on the front and there's a nice deck off the laundry room in the backyard. The home is on septic, city water, and has a gas stove. New air handler, fridge that conveys, lots of natural light. Small storage building will convey. Near the popular Flint Creek, trails, and camping!

4. 2024-04-16
   price $247,000 756-char remark

   Show marketing remark (756 chars)

   * * * $2,000 buyer closing credit, $1,500 preferred lender credit & transferable home warranty. RD eligible * * * Check out this newly renovated home that sits on a spacious flat half acre. This would make the perfect family home! Only ten minutes from the XNA airport. New septic installed 2022. There is a huge concrete pad at the back of the property that has electric and water so you could easily put a shop in the backyard or park an RV. The carport has a slab on the front and there's a nice deck off the laundry room in the backyard. The home is on septic, city water, and has a gas stove. New air handler, fridge that conveys, lots of natural light. Small storage building will convey. Near the popular Flint Creek, trails, and camping!

5. 2024-04-11
   price $254,500 756-char remark

   Show marketing remark (756 chars)

   * * * $2,000 buyer closing credit, $1,500 preferred lender credit & transferable home warranty. RD eligible * * * Check out this newly renovated home that sits on a spacious flat half acre. This would make the perfect family home! Only ten minutes from the XNA airport. New septic installed 2022. There is a huge concrete pad at the back of the property that has electric and water so you could easily put a shop in the backyard or park an RV. The carport has a slab on the front and there's a nice deck off the laundry room in the backyard. The home is on septic, city water, and has a gas stove. New air handler, fridge that conveys, lots of natural light. Small storage building will convey. Near the popular Flint Creek, trails, and camping!

6. 2024-03-31
   status Active 756-char remark

   Show marketing remark (756 chars)

   * * * $2,000 buyer closing credit, $1,500 preferred lender credit & transferable home warranty. RD eligible * * * Check out this newly renovated home that sits on a spacious flat half acre. This would make the perfect family home! Only ten minutes from the XNA airport. New septic installed 2022. There is a huge concrete pad at the back of the property that has electric and water so you could easily put a shop in the backyard or park an RV. The carport has a slab on the front and there's a nice deck off the laundry room in the backyard. The home is on septic, city water, and has a gas stove. New air handler, fridge that conveys, lots of natural light. Small storage building will convey. Near the popular Flint Creek, trails, and camping!

7. 2024-03-17
   status Pending 756-char remark

   Show marketing remark (756 chars)

   * * * $2,000 buyer closing credit, $1,500 preferred lender credit & transferable home warranty. RD eligible * * * Check out this newly renovated home that sits on a spacious flat half acre. This would make the perfect family home! Only ten minutes from the XNA airport. New septic installed 2022. There is a huge concrete pad at the back of the property that has electric and water so you could easily put a shop in the backyard or park an RV. The carport has a slab on the front and there's a nice deck off the laundry room in the backyard. The home is on septic, city water, and has a gas stove. New air handler, fridge that conveys, lots of natural light. Small storage building will convey. Near the popular Flint Creek, trails, and camping!

8. 2024-02-27
   price $255,000 756-char remark

   Show marketing remark (756 chars)

   * * * $2,000 buyer closing credit, $1,500 preferred lender credit & transferable home warranty. RD eligible * * * Check out this newly renovated home that sits on a spacious flat half acre. This would make the perfect family home! Only ten minutes from the XNA airport. New septic installed 2022. There is a huge concrete pad at the back of the property that has electric and water so you could easily put a shop in the backyard or park an RV. The carport has a slab on the front and there's a nice deck off the laundry room in the backyard. The home is on septic, city water, and has a gas stove. New air handler, fridge that conveys, lots of natural light. Small storage building will convey. Near the popular Flint Creek, trails, and camping!

9. 2024-01-27
   listed $257,000 Active 756-char remark

   Show marketing remark (756 chars)

   * * * $2,000 buyer closing credit, $1,500 preferred lender credit & transferable home warranty. RD eligible * * * Check out this newly renovated home that sits on a spacious flat half acre. This would make the perfect family home! Only ten minutes from the XNA airport. New septic installed 2022. There is a huge concrete pad at the back of the property that has electric and water so you could easily put a shop in the backyard or park an RV. The carport has a slab on the front and there's a nice deck off the laundry room in the backyard. The home is on septic, city water, and has a gas stove. New air handler, fridge that conveys, lots of natural light. Small storage building will convey. Near the popular Flint Creek, trails, and camping!

ⓘ 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: $1,806 · $150/mo
• Projected year-2 tax: $1,806 · $150/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 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,627
• − Mortgage interest: −$14,816
• − Property taxes: −$1,806
• − Insurance: −$1,322
• − Repairs & maintenance: −$1,730
• − Management: −$1,730
• − Depreciation: −$7,695
• Taxable loss: −$7,472
• Est. tax savings @ 24.0%: +$1,793
• After-tax cash flow: $-895/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: Gentry School District
• NCES district ID: 0506540
• Math proficiency: 36% ▼ -15.00%
• Reading proficiency: 41% ▼ -5.00%
• Median HH income: $45,160
• Composite: 32.77/100
• National rank: #5629
• State rank: #71 of 238 in AR

Livability — Springtown

• Score: 56/100
• State rank: #396
• US rank: #23047

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Springtown, AR
• Population (ZIP): 8,385

Population outlook (Benton County) Hauer SSP2

• Today (2025): 318,683 people
• By 2030: 353,481 · +10.9%
• By 2040: 425,280 · +33.4%
• By 2050: 497,239 · +56.0%
• By 2075: 662,114 · +107.8%
• By 2100: 776,431 · +143.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 60% Two or more races 25% Hispanic / Latino 13% Asian 5% Native American 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 2% Lithuanian 1% Subsaharan African 1%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Other Asian/Pacific 6% Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Benton

• 2024 margin: Strong R (+27.0) · D 35.2% · R 62.1% · Other 2.7%
• 2008→2024 swing: +9.6pp toward D · 2008: -36.5pp · 2024: -27.0pp
• All cycles: 2024: R+27.0 2020: R+26.4 2016: R+34.9 2012: R+40.4 2008: R+36.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 44.03%
• Current HPI: 405.1448
• 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

+2.9% since first listed

9 events — show timeline

• 2026-05-08 Listed $264,500 NWARMLS
• 2024-05-30 Sold (Public Records) $249,500 Public Records
• 2024-05-28 Sold (MLS) $249,500 NWARMLS
• 2024-04-16 Price Changed $247,000 NWARMLS
• 2024-04-11 Price Changed $254,500 NWARMLS
• 2024-03-31 Relisted — NWARMLS
• 2024-03-17 Pending — NWARMLS
• 2024-02-27 Price Changed $255,000 NWARMLS
• 2024-01-27 Listed $257,000 NWARMLS

Property tax history

+19.8%/yr

Latest (2025): $1,806 · +3.4% YoY. Source: county tax records.