99 Candlestick Rd W · Heber Springs, AR 72543

$139,500

4 bd · 2.0 ba · 1,928 sqft · SingleFamily public records · 8 Days on market

Built 1960 3.67 ac lot

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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 +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.9/10.0
• Schools +4.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Situated on 3.67 fenced acres near Heber Springs, this property is set up for horses, livestock, equipment storage, or workshop use. The 1,928 SqFt home includes 4 bedrooms, 2 bathrooms, an open kitchen and living area, a pine wood accent wall, wood stove with brick hearth, storm shelter, and a new roof. Positioned on top of a hill, the home overlooks rolling pasture and offers views across the property, with large pines, shade trees, and no close neighbors. The insulated 30x60 barn sits on a slab foundation and includes drive-through bay doors, water, electricity, a wash stall with drainage, 4 large horse stalls, a round pen, and a gated entrance. Fenced pastures, separate electric service

Key facts

• Large horse stalls
• Fenced acres
• Set up for horses

Tags

• FENCED ACRES
• SET UP FOR HORSES
• INSULATED BARN
• DRIVE-THROUGH BAY DOORS
• WASH STALL WITH DRAINAGE
• LARGE HORSE STALLS

Property features AI

Finance

• Other: Approximately 3.67 acres (survey); Square footage per tax records: 1,928
• Financial info: Annual taxes reported

Exterior

• Parking: Parking pads
• Utilities: Public water; Septic
• Home design: Metal/vinyl siding
• Construction: Architectural shingle roof; Crawl space foundation
• Exterior features: Paved road access; Sloped and level cleared yard; Rural property setting; Cross-fenced; Barns/buildings; Livestock allowed (cattle, horses); Stables

Interior

• Kitchen: Free-standing stove; Dishwasher
• Flooring: Wood flooring; Tile flooring; Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Wood-burning stove; Wood, tile, and laminate floors

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/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 $138k (0.8% below list).
• Recommended offer: $138k (0.8% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 2.1% in Heber Springs — 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 58/100 on livability (#329 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime C-, employment D+, amenities F.
• Heber Springs School District (town): math 50% / reading 49% proficiency, ranked #19 of 238 in AR (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 287 active listings in the ZIP; 13 units permitted in Cleburne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $964 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Cleburne County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $54k; list at $140k implies a 158% gain — meaningful room to come down on a strong offer.

Recommended offer $138,404 (0.8% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.99% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.35%
• DSCR: 1.24
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.0%
• Equity multiple: 0.71×
• Total profit: $-11,522
• Equity at exit: $20,800

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $4,219
• Equity at exit: $12,061

Cash invested: $39,060 (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 72543

• Home prices YoY: -26.7%
• Active inventory: 287
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,384 medium
• Mortgage (P&I): −$732
• Tax from tax record: −$130 /mo · $1,555/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $174

Break-even live

Break-even rent $1,164

Max offer price $139,500

Occupancy floor 82%

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-12
   statusdays on market $139,500 Under Contract 8 DOM
2. 2026-06-09
   days on market $139,500 New Listing 6 DOM
3. 2026-06-08
   days on market $139,500 New Listing 5 DOM
4. 2026-06-07
   days on market $139,500 New Listing 4 DOM
5. 2026-06-07
   days on market $139,500 New Listing 3 DOM
6. 2026-06-04
   remarks 699-char remark
7. 2026-06-04
   listed $139,500 New Listing 1 DOM

ⓘ 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: $1,555 · $130/mo
• Projected year-2 tax: $1,555 · $130/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $16,608
• − Mortgage interest: −$7,814
• − Property taxes: −$1,555
• − Insurance: −$698
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$4,058
• Taxable loss: −$174
• Est. tax savings @ 24.0%: +$42
• After-tax cash flow: $2,131/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: Heber Springs School District
• NCES district ID: 0507560
• Math proficiency: 50% ▼ -11.00%
• Reading proficiency: 49% ▼ -11.00%
• Median HH income: $39,577
• Composite: 41.39/100
• National rank: #3478
• State rank: #19 of 238 in AR

Livability — Heber Springs

• Score: 58/100
• State rank: #329
• US rank: #21491

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,642

Population outlook (Cleburne County) Hauer SSP2

• Today (2025): 24,198 people
• By 2030: 23,324 · -3.6%
• By 2040: 21,566 · -10.9%
• By 2050: 19,916 · -17.7%
• By 2075: 16,744 · -30.8%
• By 2100: 13,303 · -45.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Cleburne

• 2024 margin: Solid R (+67.9) · D 15.2% · R 83.2% · Other 1.6%
• 2008→2024 swing: -23.7pp toward R · 2008: -44.2pp · 2024: -67.9pp
• All cycles: 2024: R+67.9 2020: R+65.8 2016: R+61.4 2012: R+52.2 2008: R+44.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.45%
• Current HPI: 215.4322
• 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

+158.3% since first listed

4 events — show timeline

• 2026-06-03 Listed $139,500 CARMLS
• 2024-10-01 Listing Removed — CARMLS
• 2024-09-10 Listed $2,396,800 CARMLS
• 1992-05-05 Sold (Public Records) $54,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,555 · +44.6% YoY. Source: county tax records.