9126 Highway 90 · O'Kean, AR 72476

$75,000

2 bd · 1.5 ba · 1,252 sqft · SingleFamily public records · 392 Days on market

Built 1980 2.53 ac lot ↓ 6% since listing

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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
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

A duck hunter's dream! Perfectly secluded and sitting on approximately 2.53 acres with 2 bedrooms, 1 bath, and the possibility of a second bath. Lots of storage and workspace with a 21' x 10' outbuilding and a 30' x 30' workshop. Septic system and water heater are 3 years old.

Key facts

• 21 x 10 outbuilding
• 30 x 30 workshop
• 2.53 acre lot

Tags

• APPROXIMATELY 2.53 ACRES
• 21 X 10 OUTBUILDING
• 30 X 30 WORKSHOP
• 3 YEARS OLD SEPTIC SYSTEM
• 3 YEARS OLD WATER HEATER

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Pocahontas School District (rural): math 29% / reading 27% proficiency, ranked #165 of 238 in AR (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 57 active listings in the ZIP; 6 units permitted in Randolph County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $3k appreciation (3.8% local appreciation)).
• Randolph County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 392 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 5 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.

Risks & watch-outs

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

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 392 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.60% ✓
• Cap rate: 13.12%
• Cash-on-cash: 24.40%
• DSCR: 2.09
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.0%
• Equity multiple: 2.88×
• Total profit: $39,541
• Equity at exit: $37,228

10-year hold

• IRR: 31.6%
• Equity multiple: 5.70×
• Total profit: $98,751
• Equity at exit: $60,260

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 72476

• Home prices YoY: 1.7%
• Active inventory: 57
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,197 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $427

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 59%

Sensitivity live

Price	-10% $479	-5% $453	+0% $427	+5% $401	+10% $375
Rent	-10% $332	-5% $380	+0% $427	+5% $474	+10% $521
Rate	-1.0pp $465	-0.5pp $446	base $427	+0.5pp $408	+1.0pp $388

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 25 events

1. 2026-06-21
   days on market $75,000 Active 392 DOM
2. 2026-06-19
   days on market $75,000 Active 390 DOM
3. 2026-06-18
   days on market $75,000 Active 389 DOM
4. 2026-06-17
   days on market $75,000 Active 388 DOM
5. 2026-06-16
   days on market $75,000 Active 387 DOM
6. 2026-06-15
   days on market $75,000 Active 386 DOM
7. 2026-06-14
   days on market $75,000 Active 384 DOM
8. 2026-06-12
   days on market $75,000 Active 383 DOM
9. 2026-06-09
   days on market $75,000 Active 380 DOM
10. 2026-06-08
    days on market $75,000 Active 379 DOM
11. 2026-06-07
    days on market $75,000 Active 378 DOM
12. 2026-06-07
    days on market $75,000 Active 377 DOM
13. 2026-06-04
    days on market $75,000 Active 374 DOM
14. 2026-06-02
    days on market $75,000 Active 373 DOM
15. 2026-06-01
    days on market $75,000 Active 372 DOM
16. 2026-05-31
    days on market $75,000 Active 371 DOM
17. 2026-05-31
    days on market $75,000 Active 370 DOM
18. 2026-01-12
    status Active 277-char remark

    Show marketing remark (277 chars)

    A duck hunter's dream! Perfectly secluded and sitting on approximately 2.53 acres with 2 bedrooms, 1 bath, and the possibility of a second bath. Lots of storage and workspace with a 21' x 10' outbuilding and a 30' x 30' workshop. Septic system and water heater are 3 years old.

19. 2026-01-12
    status Back on Market 277-char remark

    Show marketing remark (277 chars)

    A duck hunter's dream! Perfectly secluded and sitting on approximately 2.53 acres with 2 bedrooms, 1 bath, and the possibility of a second bath. Lots of storage and workspace with a 21' x 10' outbuilding and a 30' x 30' workshop. Septic system and water heater are 3 years old.

20. 2026-01-03
    historical 277-char remark

    Show marketing remark (277 chars)

    A duck hunter's dream! Perfectly secluded and sitting on approximately 2.53 acres with 2 bedrooms, 1 bath, and the possibility of a second bath. Lots of storage and workspace with a 21' x 10' outbuilding and a 30' x 30' workshop. Septic system and water heater are 3 years old.

21. 2026-01-02
    status Under Contract 277-char remark

    Show marketing remark (277 chars)

    A duck hunter's dream! Perfectly secluded and sitting on approximately 2.53 acres with 2 bedrooms, 1 bath, and the possibility of a second bath. Lots of storage and workspace with a 21' x 10' outbuilding and a 30' x 30' workshop. Septic system and water heater are 3 years old.

22. 2025-05-14
    listed $75,000 New Listing 277-char remark

    Show marketing remark (277 chars)

    A duck hunter's dream! Perfectly secluded and sitting on approximately 2.53 acres with 2 bedrooms, 1 bath, and the possibility of a second bath. Lots of storage and workspace with a 21' x 10' outbuilding and a 30' x 30' workshop. Septic system and water heater are 3 years old.

23. 2025-05-14
    listed $75,000 Active 277-char remark

    Show marketing remark (277 chars)

    A duck hunter's dream! Perfectly secluded and sitting on approximately 2.53 acres with 2 bedrooms, 1 bath, and the possibility of a second bath. Lots of storage and workspace with a 21' x 10' outbuilding and a 30' x 30' workshop. Septic system and water heater are 3 years old.

24. 2025-03-05
    historical
25. 2024-09-04
    listed $79,900 New Listing

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $14,359
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − Depreciation: −$2,182
• Taxable income: $4,178
• Est. tax owed @ 24.0%: −$1,003
• After-tax cash flow: $4,121/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: Pocahontas School District
• NCES district ID: 0511610
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 27% ▼ -12.00%
• Median HH income: $37,399
• Composite: 23.36/100
• National rank: #7907
• State rank: #165 of 238 in AR

Livability — O'Kean

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

Census & demographics

• City population: 163
• Population (ZIP): 7,565

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 16,421 people
• By 2030: 15,733 · -4.2%
• By 2040: 14,296 · -12.9%
• By 2050: 12,884 · -21.5%
• By 2075: 9,535 · -41.9%
• By 2100: 6,520 · -60.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 3% Black 1%
• Common ancestry: Slovak 1% Serbian 1% Romanian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+63.7) · D 17.1% · R 80.9% · Other 2.0%
• 2008→2024 swing: -45.6pp toward R · 2008: -18.1pp · 2024: -63.7pp
• All cycles: 2024: R+63.7 2020: R+60.8 2016: R+48.8 2012: R+27.9 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.82%
• Current HPI: 231.817
• 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

-6.1% since first listed

8 events — show timeline

• 2026-01-12 Relisted — NEABOR MLS
• 2026-01-12 Relisted — CARMLS
• 2026-01-03 Delisted — NEABOR MLS
• 2026-01-02 Pending — CARMLS
• 2025-05-14 Listed $75,000 NEABOR MLS
• 2025-05-14 Listed $75,000 CARMLS
• 2025-03-05 Listing Removed — CARMLS
• 2024-09-04 Listed $79,900 CARMLS

Property tax history

-11.5%/yr

Latest (2023): $21 · +0.0% YoY. Source: county tax records.