306 S Parrott Dr · Huntsville, AR 72740

$175,000

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 35 Days on market

Built 1954 0.32 ac lot $192/sqft · 6% above area Est $166k · 6% over

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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 +17.2/30.0
• Appreciation +10.0/10.0
• DSCR +5.4/10.0
• ARV discount +5.0/15.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Freshly remodeled 2 bed, 1 bath, 1/2 walk-in basement, 912 sq. ft. Bungalow! Almost everything has been restored and/or replaced. House has a new metal roof, energy saving windows, water heater, HVAC, plumbing, and electric with a beautiful newly restored kitchen. You name it, and it is NEW! The lot is in a very nice and welcoming neighborhood near Historical Polk Square in downtown Huntsville. It is the perfect location, close to schools, shopping and work. Don't miss out on this opportunity!

Key facts

• Roomy shower
• Updated kitchen
• Vinyl siding

Tags

• UPDATED KITCHEN
• UPDATED BATHROOM
• ROOMY SHOWER
• LARGE UTILITY ROOM
• WALK IN BASEMENT CELLAR
• VINYL SIDING

Property features AI

Finance

• HOA & community: Monthly association fee; Community near schools, park, and shopping

Exterior

• Parking: Gravel driveway parking
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Vinyl siding; Metal roof; Entry level: 1; Facing direction: Not specified
• Construction: Built 25+ years ago; Vinyl siding construction; Metal roof; Crawlspace and cellar foundation; Unfinished basement (crawl space)
• Exterior features: Gravel driveway; Partial fencing; Level, open city lot near park and shopping; Public road frontage

Interior

• Kitchen: Dishwasher; Electric range; Range hood; Refrigerator
• Flooring: Luxury vinyl plank; Tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Ceiling fan(s); Eat-in kitchen
• Laundry & utility: Washer hookup; Dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $125 ($2k/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 $147k (15.9% below list).
• Recommended offer: $147k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 2.8% in Huntsville — 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 73/100 on livability (#26 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Huntsville School District (rural): math 35% / reading 29% proficiency, ranked #141 of 238 in AR (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 129 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 29 units permitted in Madison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Madison County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,146 (15.9% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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. 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: 0.84% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.07%
• DSCR: 1.14
• GRM: 9.9

CMA / ARV

• ARV (median comp): $165,637
• List price: $175,000
• Delta: 5.65%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 Maple St	0.54mi	1/1.0 (-1)	916 (+0%)	4mo	$35,000	$38	66
209 S Gaskill St	0.65mi	2/1.0	916 (+0%)	10mo	$165,000	$180	61
508 Miller St	0.73mi	2/1.0	1,034 (+13%)	19mo	$165,000	$160	28

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: 26.5%
• Equity multiple: 3.11×
• Total profit: $103,198
• Equity at exit: $157,654

10-year hold

• IRR: 23.2%
• Equity multiple: 7.07×
• Total profit: $297,466
• Equity at exit: $339,987

Cash invested: $49,000 (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 72740

• Home prices YoY: 19.5%
• Active inventory: 129
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,471 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$47 /mo · $560/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $125

Break-even live

Break-even rent $1,313

Max offer price $175,000

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
171 Madison St Unit 2415 Huntsville, AR	3.0	2.0	1120	$1,595	$1.42	43d	1	0.36mi
171 Madison St Unit 2415 Huntsville, AR	3.0	2.0	1116	$1,595	$1.43	23d	1	0.36mi
310 Drake Ave Huntsville, AR	2.0	1.0	720	$1,200	$1.67	14d	1	0.60mi
901 N Gaskill St Unit 8 Huntsville, AR	2.0	1.0	675	$1,200	$1.78	43d	1	0.97mi

Listing history 22 events

1. 2026-06-18
   days on market $175,000 Active 35 DOM
2. 2026-06-17
   days on market $175,000 Active 34 DOM
3. 2026-06-16
   days on market $175,000 Active 33 DOM
4. 2026-06-15
   days on market $175,000 Active 32 DOM
5. 2026-06-14
   days on market $175,000 Active 30 DOM
6. 2026-06-13
   pricedays on market $175,000 Active 29 DOM
7. 2026-06-10
   days on market $185,000 Active 27 DOM
8. 2026-06-09
   days on market $185,000 Active 26 DOM
9. 2026-06-08
   days on market $185,000 Active 25 DOM
10. 2026-06-07
    days on market $185,000 Active 24 DOM
11. 2026-06-05
    days on market $185,000 Active 21 DOM
12. 2026-06-03
    days on market $185,000 Active 20 DOM
13. 2026-06-02
    days on market $185,000 Active 19 DOM
14. 2026-06-01
    days on market $185,000 Active 18 DOM
15. 2026-05-31
    days on market $185,000 Active 17 DOM
16. 2026-05-31
    days on market $185,000 Active 16 DOM
17. 2026-05-14
    listed $185,000 Active 767-char remark
18. 2022-08-18
    soldstatus $140,000
19. 2022-08-12
    soldstatus $140,000 Closed 498-char remark

    Show marketing remark (498 chars)

    Freshly remodeled 2 bed, 1 bath, 1/2 walk-in basement, 912 sq. ft. Bungalow! Almost everything has been restored and/or replaced. House has a new metal roof, energy saving windows, water heater, HVAC, plumbing, and electric with a beautiful newly restored kitchen. You name it, and it is NEW! The lot is in a very nice and welcoming neighborhood near Historical Polk Square in downtown Huntsville. It is the perfect location, close to schools, shopping and work. Don't miss out on this opportunity!

20. 2022-07-07
    status Pending 498-char remark

    Show marketing remark (498 chars)

    Freshly remodeled 2 bed, 1 bath, 1/2 walk-in basement, 912 sq. ft. Bungalow! Almost everything has been restored and/or replaced. House has a new metal roof, energy saving windows, water heater, HVAC, plumbing, and electric with a beautiful newly restored kitchen. You name it, and it is NEW! The lot is in a very nice and welcoming neighborhood near Historical Polk Square in downtown Huntsville. It is the perfect location, close to schools, shopping and work. Don't miss out on this opportunity!

21. 2022-07-04
    listed $137,000 Active 498-char remark

    Show marketing remark (498 chars)

    Freshly remodeled 2 bed, 1 bath, 1/2 walk-in basement, 912 sq. ft. Bungalow! Almost everything has been restored and/or replaced. House has a new metal roof, energy saving windows, water heater, HVAC, plumbing, and electric with a beautiful newly restored kitchen. You name it, and it is NEW! The lot is in a very nice and welcoming neighborhood near Historical Polk Square in downtown Huntsville. It is the perfect location, close to schools, shopping and work. Don't miss out on this opportunity!

22. 2017-11-08
    soldstatus $37,500

ⓘ 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: $560 · $47/mo
• Projected year-2 tax: $1,120 · $93/mo
• Expected delta: +$560/yr (+$47/mo · 100.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,658
• − Mortgage interest: −$9,803
• − Property taxes: −$560
• − Insurance: −$875
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − Depreciation: −$5,091
• Taxable loss: −$1,496
• Est. tax savings @ 24.0%: +$359
• After-tax cash flow: $1,861/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: Huntsville School District
• NCES district ID: 0508130
• Math proficiency: 35% ▼ -7.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $37,770
• Composite: 26.72/100
• National rank: #7146
• State rank: #141 of 238 in AR

Livability — Huntsville

• Score: 73/100
• State rank: #26
• US rank: #5604

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huntsville, AR
• Population (ZIP): 10,226

Population outlook (Madison County) Hauer SSP2

• Today (2025): 15,655 people
• By 2030: 15,418 · -1.5%
• By 2040: 14,824 · -5.3%
• By 2050: 14,198 · -9.3%
• By 2075: 12,827 · -18.1%
• By 2100: 10,871 · -30.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Two or more races 22% Hispanic / Latino 4% Pacific Islander 1%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Madison

• 2024 margin: Solid R (+58.6) · D 19.9% · R 78.5% · Other 1.7%
• 2008→2024 swing: -29.7pp toward R · 2008: -28.9pp · 2024: -58.6pp
• All cycles: 2024: R+58.6 2020: R+55.7 2016: R+49.1 2012: R+32.9 2008: R+28.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 57.73%
• Current HPI: 353.404
• 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

+366.7% since first listed

7 events — show timeline

• 2026-06-13 Price Changed $175,000 NWARMLS
• 2026-05-14 Listed $185,000 NWARMLS
• 2022-08-18 Sold (Public Records) $140,000 Public Records
• 2022-08-12 Sold (MLS) $140,000 NWARMLS
• 2022-07-07 Pending — NWARMLS
• 2022-07-04 Listed $137,000 NWARMLS
• 2017-11-08 Sold (Public Records) $37,500 Public Records

Property tax history

+8.2%/yr

Latest (2025): $560 · +9.1% YoY. Source: county tax records.