5900 Ramick Rd · Sulphur Springs, AR 71603

$139,000

3 bd · 2.0 ba · 1,705 sqft · SingleFamily public records · 145 Days on market

Built 1994 7.31 ac lot $82/sqft · 11% below area Est $193k · 28% under ↓ 6% since listing

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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).

• Cash flow +16.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Country ranch-style home situated on over 7 acres at the end of Ramick Road, offering privacy, space, and a true rural feel while still being conveniently close to town. The home is surrounded by mature trees, creating a peaceful, secluded setting. While the property will require remodeling, it offers excellent potential to be transformed into a dream home for someone seeking quiet country living. A small shop on the property provides additional storage or workspace. Ideal for buyers looking for acreage, privacy, and value-add opportunity. AGENTS SEE REMARKS

Key facts

• Over 7 acres
• End of ramick road
• Small shop

Tags

• COUNTRY RANCH STYLE HOME
• OVER 7 ACRES
• END OF RAMICK ROAD
• MATURE TREES
• PEACEFUL SECLUDED SETTING
• SMALL SHOP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/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 $118k (14.9% below list).
• Recommended offer: $118k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.4% in Sulphur 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 63/100 on livability (#192 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, schools F, amenities F.
• Watson Chapel School District (urban): math 10% / reading 12% proficiency, ranked #228 of 238 in AR (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 212 active listings in the ZIP; 62 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jefferson County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire 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 $118,246 (14.9% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.85% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.62%
• DSCR: 1.12
• GRM: 9.8

CMA / ARV

• ARV (median comp): $192,734
• List price: $139,000
• Delta: -27.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6600 Cedarwood	0.71mi	3/2.0	1,688 (-1%)	0mo	$176,900	$105	65
5815 Farm Ln	0.70mi	3/2.0	1,756 (+3%)	13mo	$215,000	$122	52
6740 Rayhan Rd	0.72mi	3/2.0	1,525 (-11%)	3mo	$119,000	$78	46

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: -12.2%
• Equity multiple: 0.56×
• Total profit: $-17,170
• Equity at exit: $20,725

10-year hold

• IRR: -3.2%
• Equity multiple: 0.79×
• Total profit: $-8,198
• Equity at exit: $12,018

Cash invested: $38,920 (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 71603

• Home prices YoY: -26.0%
• Active inventory: 212
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,182 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$62 /mo · $749/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $85

Break-even live

Break-even rent $1,075

Max offer price $139,000

Occupancy floor 88%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $139,000 Active 145 DOM
2. 2026-06-18
   days on market $139,000 Active 144 DOM
3. 2026-06-17
   days on market $139,000 Active 143 DOM
4. 2026-06-16
   days on market $139,000 Active 142 DOM
5. 2026-06-15
   days on market $139,000 Active 141 DOM
6. 2026-06-14
   days on market $139,000 Active 139 DOM
7. 2026-06-12
   days on market $139,000 Active 138 DOM
8. 2026-06-09
   days on market $139,000 Active 135 DOM
9. 2026-06-09
   remarks 628-char remark
10. 2026-06-08
    days on market $139,000 Active 134 DOM
11. 2026-06-07
    days on market $139,000 Active 133 DOM
12. 2026-06-05
    days on market $139,000 Active 130 DOM
13. 2026-06-03
    days on market $139,000 Active 129 DOM
14. 2026-06-02
    days on market $139,000 Active 128 DOM
15. 2026-06-01
    days on market $139,000 Active 127 DOM
16. 2026-05-31
    days on market $139,000 Active 126 DOM
17. 2026-05-30
    days on market $139,000 Active 125 DOM
18. 2026-04-25
    price $150,000 564-char remark

    Show marketing remark (564 chars)

    Country ranch-style home situated on over 7 acres at the end of Ramick Road, offering privacy, space, and a true rural feel while still being conveniently close to town. The home is surrounded by mature trees, creating a peaceful, secluded setting. While the property will require remodeling, it offers excellent potential to be transformed into a dream home for someone seeking quiet country living. A small shop on the property provides additional storage or workspace. Ideal for buyers looking for acreage, privacy, and value-add opportunity. AGENTS SEE REMARKS

19. 2026-01-25
    listed $160,000 New Listing 564-char remark

    Show marketing remark (564 chars)

    Country ranch-style home situated on over 7 acres at the end of Ramick Road, offering privacy, space, and a true rural feel while still being conveniently close to town. The home is surrounded by mature trees, creating a peaceful, secluded setting. While the property will require remodeling, it offers excellent potential to be transformed into a dream home for someone seeking quiet country living. A small shop on the property provides additional storage or workspace. Ideal for buyers looking for acreage, privacy, and value-add opportunity. AGENTS SEE REMARKS

ⓘ 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: $749 · $62/mo
• Projected year-2 tax: $890 · $74/mo
• Expected delta: +$140/yr (+$12/mo · 18.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $14,190
• − Mortgage interest: −$7,786
• − Property taxes: −$749
• − Insurance: −$695
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$4,044
• Taxable loss: −$1,355
• Est. tax savings @ 24.0%: +$325
• After-tax cash flow: $1,343/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: Watson Chapel School District
• NCES district ID: 0513930
• Math proficiency: 10% ▼ -11.00%
• Reading proficiency: 12% ▼ -10.00%
• Median HH income: $40,521
• Composite: 9.55/100
• National rank: #9845
• State rank: #228 of 238 in AR

Livability — Sulphur Springs

• Score: 63/100
• State rank: #192
• US rank: #15295

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jefferson County · 29,578 people
• Metro: Pine Bluff, AR
• Population (ZIP): 29,578
• Household income: $53,130
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 657.0

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 63,110 people
• By 2030: 58,519 · -7.3%
• By 2040: 49,740 · -21.2%
• By 2050: 42,331 · -32.9%
• By 2075: 29,591 · -53.1%
• By 2100: 21,047 · -66.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (62%)
• Race & ethnicity: Black 62% White 33% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Italian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Jefferson

• 2024 margin: Strong D (+20.1) · D 59.2% · R 39.2% · Other 1.6%
• 2008→2024 swing: -6.2pp toward R · 2008: 26.3pp · 2024: 20.1pp
• All cycles: 2024: D+20.1 2020: D+21.7 2016: D+25.3 2012: D+29.0 2008: D+26.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.43%
• Current HPI: 206.5994
• Rent YoY: —
• Metro: Pine Bluff, AR
• 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

-6.2% since first listed

2 events — show timeline

• 2026-04-25 Price Changed $150,000 CARMLS
• 2026-01-25 Listed $160,000 CARMLS

Property tax history

+3.7%/yr

Latest (2025): $749 · -5.3% YoY. Source: county tax records.