1108 N Hickory St · Bald Knob, AR 72010

$75,000

2 bd · 1.0 ba · 704 sqft · SingleFamily public records · 82 Days on market

Built 1948 0.75 ac lot $107/sqft · 11% above area Est $67k · 11% over

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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 +26.3/30.0
• DSCR +8.9/10.0
• Appreciation +6.7/10.0
• 1% rule +5.8/10.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• ARV discount +2.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Back on Market at no fault of the sellers! This 2 Br/1 Ba house on . 75 acres is in the city limits with public utilities. It is close to the end of the road and has a private feel to it. It has been recently updated. Newer windows, new hot water heater, new mini split unit. Priced to move. Don't let this one get by. Great investment property.

Key facts

• Recently updated
• New mini split unit
• New hot water heater

Tags

• RECENTLY UPDATED
• NEWER WINDOWS
• NEW HOT WATER HEATER
• NEW MINI SPLIT UNIT
• INVESTMENT PROPERTY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($809 rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 4.0% in Bald Knob — 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 57/100 on livability (#340 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Bald Knob School District (rural): math 33% / reading 31% proficiency, ranked #144 of 238 in AR (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 37 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 $3k of equity ($519 loan paydown + $3k appreciation (3.4% local appreciation)).
• White County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $27k; list at $75k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.08% ✓
• Cap rate: 9.37%
• Cash-on-cash: 11.00%
• DSCR: 1.49
• GRM: 7.7

CMA / ARV

• ARV (median comp): $67,443
• List price: $75,000
• Delta: 11.21%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1108 N Hickory St	0.00mi	2/1.0	704 (0%)	1mo	$72,000	$102	99

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

Projected returns pro-forma

3.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.6%
• Equity multiple: 2.08×
• Total profit: $22,743
• Equity at exit: $35,297

10-year hold

• IRR: 19.7%
• Equity multiple: 3.95×
• Total profit: $61,943
• Equity at exit: $55,653

Cash invested: $21,000 (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 72010

• Home prices YoY: 1.7%
• Active inventory: 37
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $809 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$22 /mo · $266/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $193

Break-even live

Break-even rent $566

Max offer price $75,000

Occupancy floor 71%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-18
   status Under Contract 345-char remark

   Show marketing remark (345 chars)

   Back on Market at no fault of the sellers! This 2 Br/1 Ba house on . 75 acres is in the city limits with public utilities. It is close to the end of the road and has a private feel to it. It has been recently updated. Newer windows, new hot water heater, new mini split unit. Priced to move. Don't let this one get by. Great investment property.

2. 2026-04-20
   status Back on Market 345-char remark

   Show marketing remark (345 chars)

   Back on Market at no fault of the sellers! This 2 Br/1 Ba house on . 75 acres is in the city limits with public utilities. It is close to the end of the road and has a private feel to it. It has been recently updated. Newer windows, new hot water heater, new mini split unit. Priced to move. Don't let this one get by. Great investment property.

3. 2026-04-13
   status Under Contract 345-char remark

   Show marketing remark (345 chars)

   Back on Market at no fault of the sellers! This 2 Br/1 Ba house on . 75 acres is in the city limits with public utilities. It is close to the end of the road and has a private feel to it. It has been recently updated. Newer windows, new hot water heater, new mini split unit. Priced to move. Don't let this one get by. Great investment property.

4. 2026-02-18
   listed $75,000 New Listing 345-char remark

   Show marketing remark (345 chars)

   Back on Market at no fault of the sellers! This 2 Br/1 Ba house on . 75 acres is in the city limits with public utilities. It is close to the end of the road and has a private feel to it. It has been recently updated. Newer windows, new hot water heater, new mini split unit. Priced to move. Don't let this one get by. Great investment property.

5. 2025-05-23
   soldstatus $27,000 31-char remark

   Show marketing remark (31 chars)

   2.25 acres m/l. 2 Br/2 Ba home.

6. 2025-05-07
   listed $27,000 31-char remark

   Show marketing remark (31 chars)

   2.25 acres m/l. 2 Br/2 Ba home.

7. 2003-09-05
   soldstatus $25,000

ⓘ 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: $266 · $22/mo
• Projected year-2 tax: $480 · $40/mo
• Expected delta: +$214/yr (+$18/mo · 80.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $9,710
• − Mortgage interest: −$4,201
• − Property taxes: −$266
• − Insurance: −$375
• − Repairs & maintenance: −$777
• − Management: −$777
• − Depreciation: −$2,182
• Taxable income: $1,132
• Est. tax owed @ 24.0%: −$272
• After-tax cash flow: $2,038/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: Bald Knob School District
• NCES district ID: 0502700
• Math proficiency: 33% ▼ -5.00%
• Reading proficiency: 31% ▼ -1.00%
• Median HH income: $35,076
• Composite: 26.45/100
• National rank: #7218
• State rank: #144 of 238 in AR

Livability — Bald Knob

• Score: 57/100
• State rank: #340
• US rank: #21701

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bald Knob, AR
• Population (ZIP): 5,283

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Iranian 1% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 4%

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: ▲ 3.37%
• Current HPI: 206.1058
• 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

+200.0% since first listed

7 events — show timeline

• 2026-05-18 Pending — CARMLS
• 2026-04-20 Relisted — CARMLS
• 2026-04-13 Pending — CARMLS
• 2026-02-18 Listed $75,000 CARMLS
• 2025-05-23 Sold (MLS) $27,000 CARMLS
• 2025-05-07 Listed $27,000 CARMLS
• 2003-09-05 Sold (Public Records) $25,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $266 · +0.0% YoY. Source: county tax records.