329 Peacock Rd · Pleasant Plains, AR 72020

$160,000

3 bd · 1.5 ba · 1,655 sqft · SingleFamily public records · 50 Days on market

Built 1976

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Why this score? — see what drove the D+ 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 +14.7/30.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Foreclosure property that is to be bought as is. House has settlement signs. Large shop 26x50 with two rooms and wiring is on property. Land is approx. 397 x 1097. Addendums willl be required after state contract is verbally accepted. Please submit prequal letter with offer if possible. No property disclosure available.

Key facts

• Built 1976
• Listed 49 days

Property features AI

Exterior

• Utilities: Public water; Septic tank; Cable available
• Home design: Single-family residence; One story; Residential property
• Construction: Brick construction; Metal roof; Crawl space / no basement
• Exterior features: Patio; Back yard fencing; Paved road access

Interior

• Flooring: Vinyl
• Interior features: Double pane windows; Vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $42 ($499/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 $145k (9.2% below list).
• Recommended offer: $145k (9.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#259 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute 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: 40 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 $8k of equity ($1k loan paydown + $7k appreciation (4.6% local appreciation)).
• White County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (4.6% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y 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.
• Current owner paid $30k; list at $160k implies a 433% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,234 (9.2% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.11%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.7%
• Equity multiple: 1.79×
• Total profit: $35,528
• Equity at exit: $86,391

10-year hold

• IRR: 13.9%
• Equity multiple: 3.39×
• Total profit: $107,184
• Equity at exit: $145,675

Cash invested: $44,800 (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 72020

• Home prices YoY: 2.1%
• Active inventory: 40
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,452 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $42

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 92%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $160,000 Active 50 DOM
2. 2026-06-18
   days on market $160,000 Active 49 DOM
3. 2026-06-17
   days on market $160,000 Active 48 DOM
4. 2026-06-16
   days on market $160,000 Active 47 DOM
5. 2026-06-15
   days on market $160,000 Active 46 DOM
6. 2026-06-14
   days on market $160,000 Active 44 DOM
7. 2026-06-12
   days on market $160,000 Active 43 DOM
8. 2026-06-09
   days on market $160,000 Active 40 DOM
9. 2026-06-08
   days on market $160,000 Active 39 DOM
10. 2026-06-07
    days on market $160,000 Active 38 DOM
11. 2026-06-05
    days on market $160,000 Active 35 DOM
12. 2026-06-03
    days on market $160,000 Active 34 DOM
13. 2026-06-02
    days on market $160,000 Active 33 DOM
14. 2026-06-01
    days on market $160,000 Active 32 DOM
15. 2026-05-31
    days on market $160,000 Active 31 DOM
16. 2026-05-30
    days on market $160,000 Active 30 DOM
17. 2026-04-30
    listed $160,000 Active 651-char remark
18. 2011-03-07
    soldstatus $30,000 323-char remark

    Show marketing remark (323 chars)

    Foreclosure property that is to be bought as is. House has settlement signs. Large shop 26x50 with two rooms and wiring is on property. Land is approx. 397 x 1097. Addendums willl be required after state contract is verbally accepted. Please submit prequal letter with offer if possible. No property disclosure available.

19. 2011-02-17
    historical 323-char remark

    Show marketing remark (323 chars)

    Foreclosure property that is to be bought as is. House has settlement signs. Large shop 26x50 with two rooms and wiring is on property. Land is approx. 397 x 1097. Addendums willl be required after state contract is verbally accepted. Please submit prequal letter with offer if possible. No property disclosure available.

20. 2011-01-03
    listed $44,900 323-char remark

    Show marketing remark (323 chars)

    Foreclosure property that is to be bought as is. House has settlement signs. Large shop 26x50 with two rooms and wiring is on property. Land is approx. 397 x 1097. Addendums willl be required after state contract is verbally accepted. Please submit prequal letter with offer if possible. No property disclosure available.

21. 2003-06-26
    soldstatus $66,000

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $17,428
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,394
• − Management: −$1,394
• − Depreciation: −$4,655
• Taxable loss: −$2,177
• Est. tax savings @ 24.0%: +$523
• After-tax cash flow: $1,022/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 — Pleasant Plains

• Score: 60/100
• State rank: #259
• US rank: #18735

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,126

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 (90%)
• Race & ethnicity: White 90% Two or more races 8%
• Common ancestry: Iranian 3% Serbian 3% Slovak 3%
• 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: ▲ 4.56%
• Current HPI: 216.3364
• 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

+142.4% since first listed

5 events — show timeline

• 2026-04-30 Listed $160,000 Batesville
• 2011-03-07 Sold (MLS) $30,000 CARMLS
• 2011-02-17 Listing Removed — CARMLS
• 2011-01-03 Listed $44,900 CARMLS
• 2003-06-26 Sold (Public Records) $66,000 Public Records

Property tax history

-21.7%/yr

Latest (2025): $35 · -68.4% YoY. Source: county tax records.