23893 E Hwy 80 · Waldron, AR 72958

$105,000

3 bd · 1.0 ba · 1,283 sqft · SingleFamily public records · 72 Days on market

Built 1980 1.00 ac lot ↓ 23% since listing

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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 +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Appreciation +6.2/10.0
• 1% rule +5.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Escape the hustle and bustle with this charming 3-bedroom, 1-bathroom home nestled in a serene country setting. Located approximately 16 miles from Harps Food Stores in Waldron, this property offers the perfect balance of rural privacy and accessible convenience. Inside, you’ll find a functional layout featuring a dedicated laundry room and fresh, new carpet in several areas of the home, providing a clean and cozy feel. Outside, the property is designed for utility and relaxation: convenient attached carport to keep your vehicle out of the elements; Two spacious outbuildings in the back, ideal for tools, hobbies, or seasonal gear; One storage building is equipped with electrical powe

Key facts

• Attached carport
• 1 acre lot
• Parking

Tags

• DEDICATED LAUNDRY ROOM
• ATTACHED CARPORT
• SPACIOUS OUTBUILDINGS

Property features AI

Finance

• Financial info: Financing options: conventional loan or cash

Exterior

• Parking: Carport for 1 car
• Utilities: Public water; Well; Septic; Propane/butane gas
• Home design: Single-story property
• Construction: Crawl space foundation
• Exterior features: Brick exterior; Metal roof; Road access: dirt and paved; Level lot; Approximately 1 acre; Irregular lot shape

Interior

• Kitchen: Built-in stove
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Window air units; Floor/wall furnace
• Interior features: Washer connection; Laundry room
• Laundry & utility: Washer connection

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#42 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, schools F, amenities F.
• Waldron School District (rural): math 29% / reading 30% proficiency, ranked #160 of 238 in AR (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 59 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($726 loan paydown + $3k appreciation (2.5% local appreciation)).
• Scott County population projected at -42% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.04% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.64%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.4%
• Equity multiple: 1.63×
• Total profit: $18,609
• Equity at exit: $44,171

10-year hold

• IRR: 13.9%
• Equity multiple: 2.96×
• Total profit: $57,581
• Equity at exit: $65,796

Cash invested: $29,400 (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 72958

• Home prices YoY: 1.2%
• Active inventory: 59
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,093 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $138

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 82%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-19
   status Under Contract
2. 2026-04-11
   price $105,000
3. 2026-02-24
   price $126,000
4. 2026-02-06
   listed $136,000 New Listing

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $13,122
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$3,055
• Taxable loss: −$14
• Est. tax savings @ 24.0%: +$3
• After-tax cash flow: $1,662/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: Waldron School District
• NCES district ID: 0513680
• Math proficiency: 29% ▼ -14.00%
• Reading proficiency: 30% ▼ -14.00%
• Median HH income: $34,712
• Composite: 24.33/100
• National rank: #7699
• State rank: #160 of 238 in AR

Livability — Waldron

• Score: 71/100
• State rank: #42
• US rank: #7095

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,566

Population outlook (Scott County) Hauer SSP2

• Today (2025): 8,981 people
• By 2030: 8,188 · -8.8%
• By 2040: 6,675 · -25.7%
• By 2050: 5,228 · -41.8%
• By 2075: 2,745 · -69.4%
• By 2100: 1,302 · -85.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 11% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 1% Slovak 1% Iranian 1%
• Foreign-born: 4% · Canada, Philippines
• Languages at home: 91% English-only · Spanish 7% Other Asian/Pacific 1%

Political lean MEDSL · Scott

• 2024 margin: Solid R (+73.5) · D 12.6% · R 86.1% · Other 1.4%
• 2008→2024 swing: -30.0pp toward R · 2008: -43.5pp · 2024: -73.5pp
• All cycles: 2024: R+73.5 2020: R+69.8 2016: R+62.0 2012: R+47.7 2008: R+43.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.48%
• Current HPI: 209.0849
• 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

-22.8% since first listed

4 events — show timeline

• 2026-04-19 Pending — CARMLS
• 2026-04-11 Price Changed $105,000 CARMLS
• 2026-02-24 Price Changed $126,000 CARMLS
• 2026-02-06 Listed $136,000 CARMLS