725 W Holt Ave · Harrison, AR 72601

$63,600

2 bd · 1.0 ba · 920 sqft · SingleFamily public records · 5 Days on market

7,405 sqft lot Est $124k · 49% under

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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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• Schools +4.5/10.0
• Appreciation +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

As Is Where Is. With a little vision this could be a very nice little house. Corner lot with a nice sized yard. Very convenient to all Harrison has to offer. Come take a look won't last long. Buyer to verify all numbers & utilities.

Key facts

• 7,405 sq ft lot
• Listed 5 days

Property features AI

Finance

• Other: No additional financial or investor details provided
• Financial info: Annual tax amount listed (excluded from detailed financial grouping)
• HOA & community: HOA/association fee frequency: Monthly; Near hospital; Near schools

Exterior

• Parking: Driveway parking (gravel)
• Security: No security features listed
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story; Age unknown
• Construction: Vinyl siding; Asphalt shingle roof; Crawlspace foundation
• Exterior features: Gravel driveway; Corner lot; Public paved road frontage

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Bedroom count not specified
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating and cooling details not provided
• Interior features: Vinyl flooring; No additional interior features listed
• Laundry & utility: No hot water (appliance noted)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($761 rent vs $64k).
• Cap rate 10.2% vs local median 3.0% in Harrison — 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 70/100 on livability (#52 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Harrison School District (town): math 53% / reading 54% proficiency, ranked #11 of 238 in AR (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 437 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 92 units permitted in Boone County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $440 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Boone County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-1.9% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $63,600

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.20% ✓
• Cap rate: 10.21%
• Cash-on-cash: 13.99%
• DSCR: 1.62
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $124,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
725 W Holt Ave	0.00mi	2/1.0	920 (0%)	0mo	$74,000	$80	100
1003 Maple St	0.15mi	3/1.0 (+1)	896 (-3%)	13mo	$90,000	$100	73
617 W Holt Ave	0.10mi	2/1.0	864 (-6%)	16mo	$81,000	$94	72
1011 N Pine	0.27mi	2/1.0	820 (-11%)	1mo	$97,000	$118	69
410 N Maple St	0.35mi	2/1.5	984 (+7%)	2mo	$130,000	$132	68
705 Oak St	0.18mi	2/1.0	792 (-14%)	4mo	$112,000	$141	65
224 N Allen St	0.57mi	2/1.0	978 (+6%)	0mo	$145,000	$148	62
119 N Oak St	0.60mi	2/1.0	864 (-6%)	1mo	$124,000	$144	61
404 N Maple St	0.38mi	2/1.0	1,028 (+12%)	6mo	$140,000	$136	58
1022 Ridge Ave	0.56mi	3/1.0 (+1)	1,004 (+9%)	6mo	$76,000	$76	49
424 N Olive St	0.75mi	2/1.0	960 (+4%)	13mo	$130,000	$135	47
723 W Stephenson Ave	0.63mi	3/1.0 (+1)	816 (-11%)	14mo	$112,000	$137	35

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

Projected returns pro-forma

-1.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.8%
• Equity multiple: 1.33×
• Total profit: $5,809
• Equity at exit: $12,582

10-year hold

• IRR: 15.3%
• Equity multiple: 2.38×
• Total profit: $24,620
• Equity at exit: $10,972

Cash invested: $17,808 (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 72601

• Home prices YoY: -0.8%
• Active inventory: 437
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $761 medium
• Mortgage (P&I): −$334
• Tax from tax record: −$34 /mo · $407/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$160
• Net cashflow: $208

Break-even live

Break-even rent $499

Max offer price $63,600

Occupancy floor 68%

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: $15,900
• Closing costs: $1,908
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 N Cherry St Unit A Harrison, AR	2.0	1.0	1000	$750	$0.75	44d	1	0.19mi
1502 Dawson Dr Harrison, AR	1.0	1.0	660	$825	$1.25	44d	1	0.82mi

Listing history 4 events

1. 2026-05-12
   status Pending
2. 2026-05-07
   listed $63,600 Active
3. 2007-11-14
   soldstatus $60,000
4. 2005-04-15
   soldstatus $41,000

ⓘ 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: $407 · $34/mo
• Projected year-2 tax: $407 · $34/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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°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: $9,137
• − Mortgage interest: −$3,563
• − Property taxes: −$407
• − Insurance: −$318
• − Repairs & maintenance: −$731
• − Management: −$731
• − Depreciation: −$1,850
• Taxable income: $1,537
• Est. tax owed @ 24.0%: −$369
• After-tax cash flow: $2,122/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: Harrison School District
• NCES district ID: 0507380
• Math proficiency: 53% ▼ -9.00%
• Reading proficiency: 54% ▼ -6.00%
• Median HH income: $37,726
• Composite: 44.51/100
• National rank: #2796
• State rank: #11 of 238 in AR

Livability — Harrison

• Score: 70/100
• State rank: #52
• US rank: #7654

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harrison, AR
• Population (ZIP): 30,180

Population outlook (Boone County) Hauer SSP2

• Today (2025): 37,238 people
• By 2030: 36,808 · -1.2%
• By 2040: 35,597 · -4.4%
• By 2050: 34,197 · -8.2%
• By 2075: 30,503 · -18.1%
• By 2100: 25,797 · -30.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Boone

• 2024 margin: Solid R (+65.0) · D 16.7% · R 81.6% · Other 1.7%
• 2008→2024 swing: -25.3pp toward R · 2008: -39.7pp · 2024: -65.0pp
• All cycles: 2024: R+65.0 2020: R+61.9 2016: R+58.5 2012: R+48.0 2008: R+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.92%
• Current HPI: 247.043
• 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

+55.1% since first listed

4 events — show timeline

• 2026-05-12 Pending — NWARMLS
• 2026-05-07 Listed $63,600 NWARMLS
• 2007-11-14 Sold (Public Records) $60,000 Public Records
• 2005-04-15 Sold (Public Records) $41,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $407 · +0.0% YoY. Source: county tax records.