10537 Roundhill Rd · Summers, AR 72744

$150,000

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 171 Days on market

Built 1970 16 ac lot $128/sqft · 50% below area Est $299k · 50% under

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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 +15.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +4.7/10.0
• 1% rule +3.0/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great piece of land to build your dreamhouse or for hunting all the wild game. Property is being sold "as is where is. " Two separate parcels being sold together for a total of 16.43 acres. parcel # 001-09498-001 parcel # 001-09482-000

Key facts

• Total of 16.43 acres
• Two separate parcels
• Piece of land

Tags

• PIECE OF LAND
• BUILD YOUR DREAMHOUSE
• TWO SEPARATE PARCELS
• TOTAL OF 16.43 ACRES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $57 ($681/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (19.7% below list).
• Recommended offer: $120k (19.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Lincoln School District (rural): math 34% / reading 31% proficiency, ranked #139 of 238 in AR (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 102 active listings in the ZIP; 3,494 units permitted in Washington County in 2024 (1,497 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Washington County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $150k implies a 498% gain — meaningful room to come down on a strong offer.

Recommended offer $120,458 (19.7% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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: 0.80% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.62%
• DSCR: 1.07
• GRM: 10.4

CMA / ARV

• ARV (median comp): $299,219
• List price: $150,000
• Delta: -49.87%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.4%
• Equity multiple: 3.03×
• Total profit: $85,240
• Equity at exit: $135,132

10-year hold

• IRR: 22.4%
• Equity multiple: 6.91×
• Total profit: $248,039
• Equity at exit: $291,417

Cash invested: $42,000 (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 72744

• Home prices YoY: 13.0%
• Active inventory: 102
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,205 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$46 /mo · $549/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $57

Break-even live

Break-even rent $1,133

Max offer price $150,000

Occupancy floor 90%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $150,000 Active 171 DOM
2. 2026-06-17
   days on market $150,000 Active 170 DOM
3. 2026-06-16
   days on market $150,000 Active 169 DOM
4. 2026-06-15
   days on market $150,000 Active 168 DOM
5. 2026-06-14
   days on market $150,000 Active 166 DOM
6. 2026-06-13
   days on market $150,000 Active 165 DOM
7. 2026-06-10
   days on market $150,000 Active 163 DOM
8. 2026-06-09
   days on market $150,000 Active 162 DOM
9. 2026-06-08
   days on market $150,000 Active 161 DOM
10. 2026-06-07
    days on market $150,000 Active 160 DOM
11. 2026-06-05
    days on market $150,000 Active 157 DOM
12. 2026-06-03
    days on market $150,000 Active 156 DOM
13. 2026-06-02
    days on market $150,000 Active 155 DOM
14. 2026-06-01
    days on market $150,000 Active 154 DOM
15. 2026-05-31
    days on market $150,000 Active 153 DOM
16. 2026-05-31
    days on market $150,000 Active 152 DOM
17. 2026-04-02
    price $150,000 247-char remark

    Show marketing remark (247 chars)

    Great piece of land to build your dreamhouse or for hunting all the wild game. Property is being sold "as is where is. " Two separate parcels being sold together for a total of 16.43 acres. parcel # 001-09498-001 parcel # 001-09482-000

18. 2026-01-13
    price $170,000 247-char remark

    Show marketing remark (247 chars)

    Great piece of land to build your dreamhouse or for hunting all the wild game. Property is being sold "as is where is. " Two separate parcels being sold together for a total of 16.43 acres. parcel # 001-09498-001 parcel # 001-09482-000

19. 2025-12-29
    listed $180,000 Active 247-char remark

    Show marketing remark (247 chars)

    Great piece of land to build your dreamhouse or for hunting all the wild game. Property is being sold "as is where is. " Two separate parcels being sold together for a total of 16.43 acres. parcel # 001-09498-001 parcel # 001-09482-000

20. 2013-02-13
    soldstatus $25,100

ⓘ 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: $549 · $46/mo
• Projected year-2 tax: $960 · $80/mo
• Expected delta: +$411/yr (+$34/mo · 74.9%)

ⓘ 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 6 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,455
• − Mortgage interest: −$8,402
• − Property taxes: −$549
• − Insurance: −$750
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$4,364
• Taxable loss: −$1,923
• Est. tax savings @ 24.0%: +$461
• After-tax cash flow: $1,143/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: Lincoln School District
• NCES district ID: 0508940
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 31% ▼ -9.00%
• Median HH income: $36,258
• Composite: 26.98/100
• National rank: #7070
• State rank: #139 of 238 in AR

Livability — Summers

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 5,314

Population outlook (Washington County) Hauer SSP2

• Today (2025): 271,748 people
• By 2030: 296,414 · +9.1%
• By 2040: 346,874 · +27.6%
• By 2050: 398,552 · +46.7%
• By 2075: 523,309 · +92.6%
• By 2100: 615,280 · +126.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 67% Two or more races 23% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 3% Lithuanian 3% Iranian 3%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Asian/Pacific 2%

Political lean MEDSL · Washington

• 2024 margin: Lean R (+6.7) · D 45.1% · R 51.7% · Other 3.2%
• 2008→2024 swing: +6.4pp toward D · 2008: -13.1pp · 2024: -6.7pp
• All cycles: 2024: R+6.7 2020: R+3.9 2016: R+10.4 2012: R+16.3 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 36.10%
• Current HPI: 314.677
• 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

+497.6% since first listed

4 events — show timeline

• 2026-04-02 Price Changed $150,000 NWARMLS
• 2026-01-13 Price Changed $170,000 NWARMLS
• 2025-12-29 Listed $180,000 NWARMLS
• 2013-02-13 Sold (Public Records) $25,100 Public Records

Property tax history

+20.1%/yr

Latest (2025): $549 · +0.0% YoY. Source: county tax records.