209 Sequoia Ln · Horseshoe Bend, AR 72512

$122,500

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 114 Days on market

0.28 ac lot Est $127k · at est.

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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 +25.8/30.0
• ARV discount +9.0/15.0
• DSCR +8.6/10.0
• 1% rule +5.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom home is located in a quiet neighborhood less than 5 minutes from the 640-acre town jewel, Crown Lake, & walking distance to the 18-hole Golf Course! Clean, easy access, and primary bedrm sits separate from the other 2 bedrms & office. Primary bdrm includes large walk-in closet, rock wall accent, & newly put-in sliding barn doors located right off the kitchen with the new pantry. Newer metal roof, heat and air system serviced every year, fridge less than 2yrs old, & storage building located in the covered carport. Flat level lot, great for garden, flower beds, & can easily be fenced in. All kitchen appliances stay with the property. High-speed fiber internet, perfect for streaming multiple tv's, computers, devices, gaming systems and so on!

Key facts

• New front porch
• New flooring
• Back deck

Tags

• LARGE GARDEN AREA
• NEW FRONT PORCH
• BACK DECK
• SHOP WITH POWER
• DETACHED STORAGE BUILDING
• NEW FLOORING

Property features AI

Finance

• Other: Approximate lot dimensions 150 x 81 (approx. 0.28 acres); Approximate living area recorded as 1,340 (source: other/tax/CubiCasa); Will not subdivide
• Financial info: Financing available: VA, FHA, Conventional, or Cash
• HOA & community: Community amenities include tennis courts, playground, clubhouse, picnic area, marina, golf course, fitness/bike trail, and airport access

Exterior

• Parking: Detached garage; Carport; 1-car and 2-car options mentioned
• Utilities: Public sewer; Public water; Electric service via co-op; Fiber internet; Insulated windows and doors
• Home design: Rock and frame exterior with cypress accents; Metal roof; Inside city limits
• Construction: Slab and crawlspace combination foundation; Metal roof; Rock & frame construction with cypress
• Exterior features: Deck; Porch; Outside storage area; Shop; Paved road access; Level, cleared lot with extra landscaping; Located in subdivision; River/lake area nearby

Interior

• Kitchen: Free-standing stove / electric range; Dishwasher; Pantry; Refrigerator stays
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling; Heat pump
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Ceiling fans; Wired for high-speed internet; Formica kitchen counters; Wood-burning site-built fireplace; Sheetrock walls and ceilings
• Laundry & utility: Laundry hookups (washer and electric dryer); Outside storage area; Shop

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $122k).
• Recommended offer: $111k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 6.1% in Horseshoe Bend — 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 64/100 on livability (#183 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools F, amenities F, commute F.
• Izard CountyConsolidated School District (rural): math 27% / reading 29% proficiency, ranked #171 of 238 in AR (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 442 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6 units permitted in Izard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $847 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Izard County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago; this cycle's ask is 11036% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $80k; list at $122k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,475 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.06% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.38%
• DSCR: 1.46
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $126,720
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
323 Fairway Dr	0.28mi	2/1.5 (-1)	1,176 (+2%)	24mo	$139,000	$118	57
608 Apache	0.34mi	2/2.0 (-1)	1,176 (+2%)	22mo	$109,900	$93	53
906 Sequoia Dr	0.63mi	3/2.0	1,200 (+4%)	16mo	$156,000	$130	46
602 Bo Peep Ave	0.32mi	2/2.0 (-1)	1,020 (-12%)	17mo	$112,000	$110	43
204 Robin Hood Ln	0.68mi	2/1.0 (-1)	1,045 (-9%)	12mo	$104,500	$100	38

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,002
• Equity at exit: $18,265

10-year hold

• IRR: 8.9%
• Equity multiple: 1.68×
• Total profit: $23,253
• Equity at exit: $10,592

Cash invested: $34,300 (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 72512

• Home prices YoY: -8.3%
• Active inventory: 442
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$642
• Tax from tax record: −$37 /mo · $442/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $297

Break-even live

Break-even rent $924

Max offer price $122,500

Occupancy floor 72%

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: $30,625
• Closing costs: $3,675
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 E Church St Horseshoe Bend, AR	2.0	1.5	1176	$1,300	$1.11	44d	1	1.08mi

Listing history 34 events

1. 2026-06-19
   days on market $122,500 Active 114 DOM
2. 2026-06-18
   days on market $122,500 Active 113 DOM
3. 2026-06-17
   days on market $122,500 Active 112 DOM
4. 2026-06-16
   days on market $122,500 Active 111 DOM
5. 2026-06-15
   days on market $122,500 Active 110 DOM
6. 2026-06-14
   days on market $122,500 Active 108 DOM
7. 2026-06-13
   days on market $122,500 Active 107 DOM
8. 2026-06-09
   days on market $122,500 Active 104 DOM
9. 2026-06-08
   days on market $122,500 Active 103 DOM
10. 2026-06-07
    days on market $122,500 Active 102 DOM
11. 2026-06-04
    days on market $122,500 Active 98 DOM
12. 2026-06-02
    days on market $122,500 Active 97 DOM
13. 2026-06-01
    days on market $122,500 Active 96 DOM
14. 2026-05-31
    days on market $122,500 Active 95 DOM
15. 2026-05-31
    days on market $122,500 Active 94 DOM
16. 2026-04-20
    historical $1,100
17. 2026-04-14
    listed $1,100
18. 2026-04-07
    price $122,500
19. 2026-02-25
    listed $131,500 New Listing
20. 2025-05-21
    historical
21. 2025-03-12
    price $128,000
22. 2025-01-29
    listed $134,600 New Listing
23. 2023-05-23
    soldstatus $80,000
24. 2023-05-19
    soldstatus $80,000 Sold 790-char remark

    Show marketing remark (790 chars)

    This 3-bedroom home is located in a quiet neighborhood less than 5 minutes from the 640-acre town jewel, Crown Lake, & walking distance to the 18-hole Golf Course! Clean, easy access, and primary bedrm sits separate from the other 2 bedrms & office. Primary bdrm includes large walk-in closet, rock wall accent, & newly put-in sliding barn doors located right off the kitchen with the new pantry. Newer metal roof, heat and air system serviced every year, fridge less than 2yrs old, & storage building located in the covered carport. Flat level lot, great for garden, flower beds, & can easily be fenced in. All kitchen appliances stay with the property. High-speed fiber internet, perfect for streaming multiple tv's, computers, devices, gaming systems and so on!

25. 2023-05-03
    status Under Contract 790-char remark

    Show marketing remark (790 chars)

    This 3-bedroom home is located in a quiet neighborhood less than 5 minutes from the 640-acre town jewel, Crown Lake, & walking distance to the 18-hole Golf Course! Clean, easy access, and primary bedrm sits separate from the other 2 bedrms & office. Primary bdrm includes large walk-in closet, rock wall accent, & newly put-in sliding barn doors located right off the kitchen with the new pantry. Newer metal roof, heat and air system serviced every year, fridge less than 2yrs old, & storage building located in the covered carport. Flat level lot, great for garden, flower beds, & can easily be fenced in. All kitchen appliances stay with the property. High-speed fiber internet, perfect for streaming multiple tv's, computers, devices, gaming systems and so on!

26. 2023-04-04
    price $89,900 790-char remark

    Show marketing remark (790 chars)

    This 3-bedroom home is located in a quiet neighborhood less than 5 minutes from the 640-acre town jewel, Crown Lake, & walking distance to the 18-hole Golf Course! Clean, easy access, and primary bedrm sits separate from the other 2 bedrms & office. Primary bdrm includes large walk-in closet, rock wall accent, & newly put-in sliding barn doors located right off the kitchen with the new pantry. Newer metal roof, heat and air system serviced every year, fridge less than 2yrs old, & storage building located in the covered carport. Flat level lot, great for garden, flower beds, & can easily be fenced in. All kitchen appliances stay with the property. High-speed fiber internet, perfect for streaming multiple tv's, computers, devices, gaming systems and so on!

27. 2023-03-11
    price $105,000 790-char remark

    Show marketing remark (790 chars)

    This 3-bedroom home is located in a quiet neighborhood less than 5 minutes from the 640-acre town jewel, Crown Lake, & walking distance to the 18-hole Golf Course! Clean, easy access, and primary bedrm sits separate from the other 2 bedrms & office. Primary bdrm includes large walk-in closet, rock wall accent, & newly put-in sliding barn doors located right off the kitchen with the new pantry. Newer metal roof, heat and air system serviced every year, fridge less than 2yrs old, & storage building located in the covered carport. Flat level lot, great for garden, flower beds, & can easily be fenced in. All kitchen appliances stay with the property. High-speed fiber internet, perfect for streaming multiple tv's, computers, devices, gaming systems and so on!

28. 2023-03-01
    status Back on Market 790-char remark

    Show marketing remark (790 chars)

    This 3-bedroom home is located in a quiet neighborhood less than 5 minutes from the 640-acre town jewel, Crown Lake, & walking distance to the 18-hole Golf Course! Clean, easy access, and primary bedrm sits separate from the other 2 bedrms & office. Primary bdrm includes large walk-in closet, rock wall accent, & newly put-in sliding barn doors located right off the kitchen with the new pantry. Newer metal roof, heat and air system serviced every year, fridge less than 2yrs old, & storage building located in the covered carport. Flat level lot, great for garden, flower beds, & can easily be fenced in. All kitchen appliances stay with the property. High-speed fiber internet, perfect for streaming multiple tv's, computers, devices, gaming systems and so on!

29. 2023-02-22
    status Under Contract 790-char remark

    Show marketing remark (790 chars)

    This 3-bedroom home is located in a quiet neighborhood less than 5 minutes from the 640-acre town jewel, Crown Lake, & walking distance to the 18-hole Golf Course! Clean, easy access, and primary bedrm sits separate from the other 2 bedrms & office. Primary bdrm includes large walk-in closet, rock wall accent, & newly put-in sliding barn doors located right off the kitchen with the new pantry. Newer metal roof, heat and air system serviced every year, fridge less than 2yrs old, & storage building located in the covered carport. Flat level lot, great for garden, flower beds, & can easily be fenced in. All kitchen appliances stay with the property. High-speed fiber internet, perfect for streaming multiple tv's, computers, devices, gaming systems and so on!

30. 2023-02-09
    listed $108,900 New Listing 790-char remark

    Show marketing remark (790 chars)

    This 3-bedroom home is located in a quiet neighborhood less than 5 minutes from the 640-acre town jewel, Crown Lake, & walking distance to the 18-hole Golf Course! Clean, easy access, and primary bedrm sits separate from the other 2 bedrms & office. Primary bdrm includes large walk-in closet, rock wall accent, & newly put-in sliding barn doors located right off the kitchen with the new pantry. Newer metal roof, heat and air system serviced every year, fridge less than 2yrs old, & storage building located in the covered carport. Flat level lot, great for garden, flower beds, & can easily be fenced in. All kitchen appliances stay with the property. High-speed fiber internet, perfect for streaming multiple tv's, computers, devices, gaming systems and so on!

31. 2019-01-21
    historical
32. 2018-09-12
    price $45,550
33. 2018-07-21
    listed $49,900 New Listing
34. 2005-12-13
    soldstatus $36,000

ⓘ 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: $442 · $37/mo
• Projected year-2 tax: $784 · $65/mo
• Expected delta: +$342/yr (+$29/mo · 77.5%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $15,600
• − Mortgage interest: −$6,862
• − Property taxes: −$442
• − Insurance: −$612
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$3,564
• Taxable income: $1,624
• Est. tax owed @ 24.0%: −$390
• After-tax cash flow: $3,171/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: Izard CountyConsolidated School District
• NCES district ID: 0500021
• Math proficiency: 27% ▼ -15.00%
• Reading proficiency: 29% ▼ -16.00%
• Median HH income: $30,245
• Composite: 22.66/100
• National rank: #8047
• State rank: #171 of 238 in AR

Livability — Horseshoe Bend

• Score: 64/100
• State rank: #183
• US rank: #14584

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Horseshoe Bend, AR
• City population: 2,458
• Population (ZIP): 2,458

Population outlook (Izard County) Hauer SSP2

• Today (2025): 13,018 people
• By 2030: 12,761 · -2.0%
• By 2040: 12,331 · -5.3%
• By 2050: 12,041 · -7.5%
• By 2075: 11,516 · -11.5%
• By 2100: 10,549 · -19.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 11% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Lithuanian 4% Serbian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Izard

• 2024 margin: Solid R (+65.9) · D 16.0% · R 81.9% · Other 2.1%
• 2008→2024 swing: -39.1pp toward R · 2008: -26.9pp · 2024: -65.9pp
• All cycles: 2024: R+65.9 2020: R+62.1 2016: R+54.3 2012: R+37.8 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.58%
• Current HPI: 184.0807
• 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

-96.9% since first listed

19 events — show timeline

• 2026-04-20 Rental Removed $1,100 CARMLS
• 2026-04-14 Listed for Rent $1,100 CARMLS
• 2026-04-07 Price Changed $122,500 CARMLS
• 2026-02-25 Listed $131,500 CARMLS
• 2025-05-21 Listing Removed — CARMLS
• 2025-03-12 Price Changed $128,000 CARMLS
• 2025-01-29 Listed $134,600 CARMLS
• 2023-05-23 Sold (Public Records) $80,000 Public Records
• 2023-05-19 Sold (MLS) $80,000 CARMLS
• 2023-05-03 Pending — CARMLS
• 2023-04-04 Price Changed $89,900 CARMLS
• 2023-03-11 Price Changed $105,000 CARMLS
• 2023-03-01 Relisted — CARMLS
• 2023-02-22 Pending — CARMLS
• 2023-02-09 Listed $108,900 CARMLS
• 2019-01-21 Listing Removed — CARMLS
• 2018-09-12 Price Changed $45,550 CARMLS
• 2018-07-21 Listed $49,900 CARMLS
• 2005-12-13 Sold (Public Records) $36,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $442 · +0.0% YoY. Source: county tax records.