282 Prince Reaper Rd · Pangburn, AR 72121

$119,000

3 bd · 1.0 ba · 2,762 sqft · SingleFamily public records · 290 Days on market

Built 1950 Fair condition 1.18 ac lot $43/sqft · 79% below area ↓ 7% 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 +22.4/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• Appreciation +6.7/10.0
• 1% rule +5.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0

Listing remarks MLS

Rock building has open floor plan , Metal building has 3 beds, 3 bath was recently used as a rehab facility. Large concrete pad in the back To be sold as RESIDENTAL ONLY Example no rehab facility etc. Good bones could be made into a house and or duplex

Key facts

• 1.18 acre lot
• Built 1950
• Listed 289 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 1.2% in Pangburn — 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 62/100 on livability (#214 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.
• Midland School District (rural): math 19% / reading 28% proficiency, ranked #191 of 238 in AR (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Midland Elementary School (math 22% / reading 27%, grade F, #347 of 454 statewide, top 79%, 277 students, 68% FRL); Midland High School (math 17% / reading 32%, grade F, #187 of 292 statewide, top 70%, 234 students, 58% FRL).
• Market conditions: 48 active listings in the ZIP; 219 units permitted in White County in 2024 (36 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($823 loan paydown + $4k appreciation (3.5% local appreciation)).
• White County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, 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 290 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago 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 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 290 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.01% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.17%
• DSCR: 1.32
• GRM: 8.2

CMA / ARV

• ARV (median comp): $314,682
• List price: $119,000
• Delta: -62.18%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
288 Prince Reaper Rd	0.03mi	4/3.0 (+1)	2,700 (-2%)	13mo	$110,000	$41	71

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 1.90×
• Total profit: $30,141
• Equity at exit: $56,853

10-year hold

• IRR: 16.7%
• Equity multiple: 3.57×
• Total profit: $85,687
• Equity at exit: $90,312

Cash invested: $33,320 (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 72121

• Home prices YoY: 1.5%
• Active inventory: 48
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,204 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$78 /mo · $937/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $199

Break-even live

Break-even rent $951

Max offer price $119,000

Occupancy floor 78%

Sensitivity live

Price	-10% $267	-5% $233	+0% $199	+5% $165	+10% $132
Rent	-10% $104	-5% $152	+0% $199	+5% $247	+10% $294
Rate	-1.0pp $259	-0.5pp $229	base $199	+0.5pp $168	+1.0pp $137

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $119,000 Active 290 DOM
2. 2026-06-19
   days on market $119,000 Active 288 DOM
3. 2026-06-18
   days on market $119,000 Active 287 DOM
4. 2026-06-17
   days on market $119,000 Active 286 DOM
5. 2026-06-16
   days on market $119,000 Active 285 DOM
6. 2026-06-15
   days on market $119,000 Active 284 DOM
7. 2026-06-14
   days on market $119,000 Active 282 DOM
8. 2026-06-12
   days on market $119,000 Active 281 DOM
9. 2026-06-09
   days on market $119,000 Active 278 DOM
10. 2026-06-08
    days on market $119,000 Active 277 DOM
11. 2026-06-07
    days on market $119,000 Active 276 DOM
12. 2026-06-05
    days on market $119,000 Active 274 DOM
13. 2026-06-03
    days on market $119,000 Active 272 DOM
14. 2026-06-02
    days on market $119,000 Active 271 DOM
15. 2026-06-01
    days on market $119,000 Active 270 DOM
16. 2026-05-31
    days on market $119,000 Active 269 DOM
17. 2026-05-30
    days on market $119,000 Active 268 DOM
18. 2025-09-04
    listed $119,000 New Listing 257-char remark

    Show marketing remark (257 chars)

    Rock building has open floor plan , Metal building has 3 beds, 3 bath was recently used as a rehab facility. Large concrete pad in the back To be sold as RESIDENTAL ONLY Example no rehab facility etc. Good bones could be made into a house and or duplex

19. 2023-05-19
    historical
20. 2023-05-12
    price $89,000
21. 2023-04-25
    listed $95,000 New Listing
22. 2022-07-17
    historical
23. 2022-06-24
    price $119,900
24. 2022-05-27
    listed $127,500 New Listing

ⓘ 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: $937 · $78/mo
• Projected year-2 tax: $937 · $78/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $14,443
• − Mortgage interest: −$6,666
• − Property taxes: −$937
• − Insurance: −$595
• − Repairs & maintenance: −$1,155
• − Management: −$1,155
• − Depreciation: −$3,462
• Taxable income: $473
• Est. tax owed @ 24.0%: −$114
• After-tax cash flow: $2,277/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.

Condition & rehab AI · 4 photos

Fair 45/100 Moderate rehab

This property requires moderate rehabilitation, focusing on exterior repairs and landscaping to enhance its curb appeal and value.

Repairs flagged

• Major siding — Significant wear and tear
• Minor landscaping — Overgrown vegetation

Value-add opportunities

• Resale paint exterior walls — Fresh paint enhances curb appeal
• Both landscaping — Well-maintained landscaping improves both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
landscaping · Overgrown vegetation	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Resale paint exterior walls — Fresh paint enhances curb appeal ↑
• Both landscaping — Well-maintained landscaping improves both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Midland School District
• NCES district ID: 0500020
• Math proficiency: 19% ▼ -2.00%
• Reading proficiency: 28% ▼ -3.00%
• Median HH income: $38,543
• Composite: 19.69/100
• National rank: #8726
• State rank: #191 of 238 in AR

Livability — Pangburn

• Score: 62/100
• State rank: #214
• US rank: #16538

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): 2,975

Population outlook (White County) Hauer SSP2

• Today (2025): 82,310 people
• By 2030: 83,861 · +1.9%
• By 2040: 86,492 · +5.1%
• By 2050: 88,246 · +7.2%
• By 2075: 91,307 · +10.9%
• By 2100: 91,548 · +11.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 7%
• Common ancestry: Slovak 6% Iranian 2% Romanian 1%
• Foreign-born: 0%

Political lean MEDSL · White

• 2024 margin: Solid R (+61.2) · D 18.3% · R 79.5% · Other 2.2%
• 2008→2024 swing: -14.0pp toward R · 2008: -47.2pp · 2024: -61.2pp
• All cycles: 2024: R+61.2 2020: R+58.9 2016: R+57.9 2012: R+53.7 2008: R+47.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.49%
• Current HPI: 239.1461
• 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

-6.7% since first listed

7 events — show timeline

• 2025-09-04 Listed $119,000 CARMLS
• 2023-05-19 Listing Removed — CARMLS
• 2023-05-12 Price Changed $89,000 CARMLS
• 2023-04-25 Listed $95,000 CARMLS
• 2022-07-17 Listing Removed — CARMLS
• 2022-06-24 Price Changed $119,900 CARMLS
• 2022-05-27 Listed $127,500 CARMLS