751 Gifford Rd · Perla, AR 72104

$70,000

4 bd · 3.0 ba · 2,144 sqft · SingleFamily public records · 48 Days on market

Built 1940 2.11 ac lot $33/sqft · 73% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tear-Down on 2.11 Acres in Glen Rose School District. Cash/bank financing only. Sold AS-IS/WHERE-IS, no disclosures available. Price is firm at $70,000.

Key facts

• Shop
• 2.11 acres
• 2.11 acre lot

Tags

• 2.11 ACRES
• SHOP
• GLEN ROSE SCHOOL DISTRICT

Property features AI

Finance

• Financial info: Financing available: Cash or in-house financing

Exterior

• Parking: Parking pads
• Utilities: Other utilities (see remarks)
• Home design: Other exterior details (see remarks)
• Construction: Crawl space foundation; Other roof type (see remarks)
• Exterior features: Level, rural, wooded setting; No road (road surface listed as No Road)

Interior

• Kitchen: Kitchen equipment: other (see remarks)
• Flooring: Other flooring (see remarks)
• Bathrooms: 3 full bathrooms
• Heating & cooling: Other heating and cooling (see remarks)
• Interior features: Gas log fireplace; Formal living room; Bonus room; Other interior features (see remarks)

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $672 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#221 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Glen Rose School District (rural): math 42% / reading 33% proficiency, ranked #84 of 238 in AR (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Glen Rose Elementary School (math 47% / reading 37%, grade F, #173 of 454 statewide, top 43%, 373 students, 54% FRL); Glen Rose Middle School (math 44% / reading 35%, grade F, #92 of 201 statewide, top 50%, 308 students, 51% FRL); Glen Rose High School (math 32% / reading 22%, grade F, #164 of 292 statewide, top 61%, 304 students, 34% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: 171 active listings in the ZIP; 4 units permitted in Hot Spring County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Hot Spring County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.16% ✓
• Cap rate: 17.82%
• Cash-on-cash: 41.17%
• DSCR: 2.83
• GRM: 3.9

CMA / ARV

• ARV (median comp): $260,809
• List price: $70,000
• Delta: -73.16%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1592 Gifford Rd	0.72mi	3/2.0 (-1)	2,087 (-3%)	3mo	$299,000	$143	51
20567 Hwy 67	0.67mi	3/2.0 (-1)	1,949 (-9%)	22mo	$215,000	$110	26

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: 37.7%
• Equity multiple: 2.61×
• Total profit: $31,528
• Equity at exit: $10,437

10-year hold

• IRR: 44.3%
• Equity multiple: 5.22×
• Total profit: $82,789
• Equity at exit: $6,052

Cash invested: $19,600 (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 72104

• Home prices YoY: -7.3%
• Active inventory: 171
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,514 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$127 /mo · $1,525/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $672

Break-even live

Break-even rent $662

Max offer price $70,000

Occupancy floor 51%

Sensitivity live

Price	-10% $712	-5% $692	+0% $672	+5% $653	+10% $633
Rent	-10% $553	-5% $613	+0% $672	+5% $732	+10% $792
Rate	-1.0pp $708	-0.5pp $690	base $672	+0.5pp $654	+1.0pp $636

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $70,000 Active 48 DOM
2. 2026-06-17
   days on market $70,000 Active 47 DOM
3. 2026-06-16
   days on market $70,000 Active 46 DOM
4. 2026-06-15
   days on market $70,000 Active 45 DOM
5. 2026-06-14
   days on market $70,000 Active 43 DOM
6. 2026-06-13
   days on market $70,000 Active 42 DOM
7. 2026-06-10
   days on market $70,000 Active 40 DOM
8. 2026-06-09
   days on market $70,000 Active 39 DOM
9. 2026-06-08
   days on market $70,000 Active 38 DOM
10. 2026-06-07
    days on market $70,000 Active 37 DOM
11. 2026-06-03
    days on market $70,000 Active 33 DOM
12. 2026-06-02
    days on market $70,000 Active 32 DOM
13. 2026-06-01
    days on market $70,000 Active 31 DOM
14. 2026-05-31
    days on market $70,000 Active 30 DOM
15. 2026-05-31
    days on market $70,000 Active 29 DOM
16. 2026-05-01
    listed $70,000 New Listing 152-char remark
17. 2026-03-04
    historical
18. 2025-10-04
    listed $75,000 New Listing
19. 2005-10-11
    soldstatus $93,000
20. 2001-03-09
    soldstatus $30,000

ⓘ 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: $1,525 · $127/mo
• Projected year-2 tax: $1,525 · $127/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,162
• − Mortgage interest: −$3,921
• − Property taxes: −$1,525
• − Insurance: −$350
• − Repairs & maintenance: −$1,453
• − Management: −$1,453
• − Depreciation: −$2,036
• Taxable income: $7,424
• Est. tax owed @ 24.0%: −$1,782
• After-tax cash flow: $6,287/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: Glen Rose School District
• NCES district ID: 0506630
• Math proficiency: 42% ▼ -13.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $47,423
• Composite: 32.22/100
• National rank: #5772
• State rank: #84 of 238 in AR

Livability — Perla

• Score: 62/100
• State rank: #221
• US rank: #16895

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 23,222

Population outlook (Hot Spring County) Hauer SSP2

• Today (2025): 34,464 people
• By 2030: 34,659 · +0.6%
• By 2040: 34,486 · +0.1%
• By 2050: 33,419 · -3.0%
• By 2075: 28,702 · -16.7%
• By 2100: 21,415 · -37.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 16% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Serbian 2% Slovak 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Hot Spring

• 2024 margin: Solid R (+52.2) · D 22.9% · R 75.1% · Other 1.9%
• 2008→2024 swing: -27.7pp toward R · 2008: -24.4pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+48.7 2016: R+42.5 2012: R+29.0 2008: R+24.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.79%
• Current HPI: 211.6419
• 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

+133.3% since first listed

5 events — show timeline

• 2026-05-01 Listed $70,000 CARMLS
• 2026-03-04 Listing Removed — CARMLS
• 2025-10-04 Listed $75,000 CARMLS
• 2005-10-11 Sold (Public Records) $93,000 Public Records
• 2001-03-09 Sold (Public Records) $30,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,525 · +3.4% YoY. Source: county tax records.