215 W Spring St · Ola, AR 72853

$60,000

3 bd · 1.0 ba · 1,372 sqft · SingleFamily public records · 85 Days on market

Built 1962 0.48 ac lot Est $56k · 7% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• ARV discount +4.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

3 Bedroom 1 bath home in the heart of Ola. This 1372 SF home sits on 6 city lots giving lots of outdoor space. With some inspiration this home could be updated or used as an investment rental. Fenced back yard allows outdoor space for children and/or pets. Home to be sold as. No Property Disclosure.

Key facts

• Fenced back yard
• Outdoor space
• 0.48 acre lot

Tags

• FENCED BACK YARD
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#106 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools D-, amenities F, commute F.
• Two Rivers School District (rural): math 23% / reading 22% proficiency, ranked #201 of 238 in AR (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 14 active listings in the ZIP; 10 units permitted in Yell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($415 loan paydown + $2k appreciation (3.0% local appreciation)).
• Yell County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 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 1962 — 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 D-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. 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: 1.91% ✓
• Cap rate: 16.15%
• Cash-on-cash: 35.19%
• DSCR: 2.57
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $56,252
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 W Spring St	0.00mi	3/1.0	1,372 (0%)	0mo	$54,000	$39	100
207 W Boles St	0.16mi	3/1.5	1,284 (-6%)	1mo	$65,000	$51	79
415 6th St	0.40mi	3/1.0	1,523 (+11%)	23mo	$63,000	$41	44

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

Projected returns pro-forma

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

5-year hold

• IRR: 40.8%
• Equity multiple: 3.30×
• Total profit: $38,621
• Equity at exit: $26,979

10-year hold

• IRR: 40.8%
• Equity multiple: 6.57×
• Total profit: $93,547
• Equity at exit: $41,577

Cash invested: $16,800 (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 72853

• Active inventory: 14
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,148 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $493

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 52%

Sensitivity live

Price	-10% $534	-5% $513	+0% $493	+5% $472	+10% $451
Rent	-10% $402	-5% $447	+0% $493	+5% $538	+10% $583
Rate	-1.0pp $523	-0.5pp $508	base $493	+0.5pp $477	+1.0pp $461

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-01
   status Under Contract

   Show marketing remark (300 chars)

   3 Bedroom 1 bath home in the heart of Ola. This 1372 SF home sits on 6 city lots giving lots of outdoor space. With some inspiration this home could be updated or used as an investment rental. Fenced back yard allows outdoor space for children and/or pets. Home to be sold as. No Property Disclosure.

2. 2026-04-01
   status Pending 300-char remark

   Show marketing remark (300 chars)

   3 Bedroom 1 bath home in the heart of Ola. This 1372 SF home sits on 6 city lots giving lots of outdoor space. With some inspiration this home could be updated or used as an investment rental. Fenced back yard allows outdoor space for children and/or pets. Home to be sold as. No Property Disclosure.

3. 2025-12-22
   listed $60,000 New Listing

   Show marketing remark (300 chars)

   3 Bedroom 1 bath home in the heart of Ola. This 1372 SF home sits on 6 city lots giving lots of outdoor space. With some inspiration this home could be updated or used as an investment rental. Fenced back yard allows outdoor space for children and/or pets. Home to be sold as. No Property Disclosure.

4. 2025-12-22
   listed $60,000 Active 300-char remark

   Show marketing remark (300 chars)

   3 Bedroom 1 bath home in the heart of Ola. This 1372 SF home sits on 6 city lots giving lots of outdoor space. With some inspiration this home could be updated or used as an investment rental. Fenced back yard allows outdoor space for children and/or pets. Home to be sold as. No Property Disclosure.

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $13,781
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$1,745
• Taxable income: $5,270
• Est. tax owed @ 24.0%: −$1,265
• After-tax cash flow: $4,647/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: Two Rivers School District
• NCES district ID: 0500079
• Math proficiency: 23% ▼ -20.00%
• Reading proficiency: 22% ▼ -12.00%
• Median HH income: $37,227
• Composite: 18.77/100
• National rank: #8872
• State rank: #201 of 238 in AR

Livability — Ola

• Score: 67/100
• State rank: #106
• US rank: #10743

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ola, AR
• Population (ZIP): 2,460

Population outlook (Yell County) Hauer SSP2

• Today (2025): 20,438 people
• By 2030: 19,561 · -4.3%
• By 2040: 17,654 · -13.6%
• By 2050: 15,569 · -23.8%
• By 2075: 10,746 · -47.4%
• By 2100: 6,907 · -66.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 6% Two or more races 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Iranian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Yell

• 2024 margin: Solid R (+60.7) · D 18.7% · R 79.5% · Other 1.8%
• 2008→2024 swing: -30.8pp toward R · 2008: -29.9pp · 2024: -60.7pp
• All cycles: 2024: R+60.7 2020: R+58.5 2016: R+49.0 2012: R+38.9 2008: R+29.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+0.0% since first listed

4 events — show timeline

• 2026-04-01 Pending — CARMLS
• 2026-04-01 Pending — NWARMLS
• 2025-12-22 Listed $60,000 NWARMLS
• 2025-12-22 Listed $60,000 CARMLS

Property tax history

-13.1%/yr

Latest (2022): $10 · +0.0% YoY. Source: county tax records.