10 Cagle St · Clarksville, AR 72830

$179,000

4 bd · 2.0 ba · 1,695 sqft · SingleFamily public records · 48 Days on market

Built 1999 7,405 sqft lot $106/sqft · 7% above area Est $167k · 7% over

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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 +15.7/30.0
• DSCR +4.8/10.0
• ARV discount +4.3/15.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This inviting 4 bedroom, 2 bath home offers the perfect blend of space, comfort, and convenience. Inside, you’ll find a functional layout with ample room for both everyday living and entertaining, while the four bedrooms provide flexibility for family, guests, or a home office. Step outside to enjoy the spacious, fully fenced backyard ideal for kids, pets, or weekend gatherings. Whether you’re hosting a barbecue or simply relaxing at the end of the day, this outdoor space offers plenty of room to make it your own. Conveniently located just minutes from all the amenities Clarksville has to offer, including shopping, dining, and schools, this home puts everything you need within easy reach. Plus, enjoy peace of mind with a new HVAC system installed in 2025, adding comfort and efficiency for years to come. This property is a great opportunity for anyone looking for a well-maintained home in a prime in-town location. Schedule your showing today!

Key facts

• New hvac system
• 7,405 sq ft lot
• Built 1999

Tags

• FULLY FENCED BACKYARD
• NEW HVAC SYSTEM
• PRIME IN-TOWN LOCATION

Property features AI

Exterior

• Utilities: Public sewer; Public water; Municipal electric service (Entergy)
• Home design: Brick exterior
• Construction: Composition roof; Slab foundation
• Exterior features: Patio; Fully fenced yard; Level lot in a subdivision; Paved road access

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator stays
• Flooring: Tile flooring; Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Ceiling fans; Washer connection; Electric dryer connection; Electric water heater
• Laundry & utility: Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $80 ($955/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 $147k (18.1% below list).
• Recommended offer: $147k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.6% in Clarksville — 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 65/100 on livability (#141 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D, crime D-, amenities F.
• Clarksville School District (town): math 29% / reading 34% proficiency, ranked #147 of 238 in AR (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 153 active listings in the ZIP; 12 units permitted in Johnson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Johnson County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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: major 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 $146,576 (18.1% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.82% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.91%
• DSCR: 1.08
• GRM: 10.2

CMA / ARV

• ARV (median comp): $167,092
• List price: $179,000
• Delta: 7.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
905 N Montgomery St	0.19mi	3/2.0 (-1)	1,606 (-5%)	13mo	$208,000	$130	67
18 Sears St	0.06mi	3/2.0 (-1)	1,554 (-8%)	15mo	$194,900	$125	65
804 N Johnson St	0.49mi	3/1.0 (-1)	1,792 (+6%)	4mo	$55,000	$31	56
305 Farris St	0.58mi	3/2.0 (-1)	1,647 (-3%)	9mo	$215,000	$131	56
812 Miller St	0.40mi	3/2.0 (-1)	1,780 (+5%)	17mo	$190,000	$107	53
319 N Brown	0.60mi	4/1.5	1,805 (+6%)	11mo	$40,000	$22	50
33 Mockingbird Ln	0.68mi	3/2.5 (-1)	1,576 (-7%)	6mo	$215,000	$136	44
4 Mockingbird Ln	0.66mi	3/2.0 (-1)	1,682 (-1%)	22mo	$260,550	$155	44
2 Mockingbird Ln	0.70mi	3/2.0 (-1)	1,653 (-2%)	18mo	$202,000	$122	43
209 N Ray Rd	0.72mi	3/2.0 (-1)	1,524 (-10%)	11mo	$223,000	$146	35
705 Louise St	0.56mi	4/2.0	1,899 (+12%)	23mo	$159,800	$84	34

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: -13.3%
• Equity multiple: 0.52×
• Total profit: $-24,010
• Equity at exit: $26,689

10-year hold

• IRR: -4.5%
• Equity multiple: 0.71×
• Total profit: $-14,685
• Equity at exit: $15,477

Cash invested: $50,120 (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 72830

• Home prices YoY: -11.5%
• Active inventory: 153
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,466 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$65 /mo · $781/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $80

Break-even live

Break-even rent $1,365

Max offer price $179,000

Occupancy floor 90%

Sensitivity live

Price	-10% $181	-5% $130	+0% $80	+5% $29	+10% $-22
Rent	-10% $-36	-5% $22	+0% $80	+5% $138	+10% $195
Rate	-1.0pp $170	-0.5pp $125	base $80	+0.5pp $33	+1.0pp $-14

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-12
   statusdays on market $179,000 Under Contract 48 DOM
2. 2026-06-09
   days on market $179,000 Active 46 DOM
3. 2026-06-08
   days on market $179,000 Active 45 DOM
4. 2026-06-07
   days on market $179,000 Active 44 DOM
5. 2026-06-05
   days on market $179,000 Active 42 DOM
6. 2026-06-04
   days on market $179,000 Active 40 DOM
7. 2026-06-02
   days on market $179,000 Active 39 DOM
8. 2026-06-01
   days on market $179,000 Active 38 DOM
9. 2026-05-31
   days on market $179,000 Active 37 DOM
10. 2026-05-31
    days on market $179,000 Active 36 DOM
11. 2026-04-23
    listed $179,000 New Listing 967-char remark

    Show marketing remark (967 chars)

    This inviting 4 bedroom, 2 bath home offers the perfect blend of space, comfort, and convenience. Inside, you’ll find a functional layout with ample room for both everyday living and entertaining, while the four bedrooms provide flexibility for family, guests, or a home office. Step outside to enjoy the spacious, fully fenced backyard ideal for kids, pets, or weekend gatherings. Whether you’re hosting a barbecue or simply relaxing at the end of the day, this outdoor space offers plenty of room to make it your own. Conveniently located just minutes from all the amenities Clarksville has to offer, including shopping, dining, and schools, this home puts everything you need within easy reach. Plus, enjoy peace of mind with a new HVAC system installed in 2025, adding comfort and efficiency for years to come. This property is a great opportunity for anyone looking for a well-maintained home in a prime in-town location. Schedule your showing today!

12. 2026-04-23
    listed $179,000 Active 967-char remark

    Show marketing remark (967 chars)

    This inviting 4 bedroom, 2 bath home offers the perfect blend of space, comfort, and convenience. Inside, you’ll find a functional layout with ample room for both everyday living and entertaining, while the four bedrooms provide flexibility for family, guests, or a home office. Step outside to enjoy the spacious, fully fenced backyard ideal for kids, pets, or weekend gatherings. Whether you’re hosting a barbecue or simply relaxing at the end of the day, this outdoor space offers plenty of room to make it your own. Conveniently located just minutes from all the amenities Clarksville has to offer, including shopping, dining, and schools, this home puts everything you need within easy reach. Plus, enjoy peace of mind with a new HVAC system installed in 2025, adding comfort and efficiency for years to come. This property is a great opportunity for anyone looking for a well-maintained home in a prime in-town location. Schedule your showing today!

13. 2026-01-03
    price $179,000
14. 2025-10-01
    historical
15. 2025-08-28
    price $182,000
16. 2025-07-01
    price $192,900
17. 2025-03-31
    listed $199,000 New Listing
18. 2021-08-09
    soldstatus $165,000
19. 2021-08-09
    soldstatus $165,000
20. 2021-08-02
    listed $165,000
21. 2009-12-16
    soldstatus $79,000
22. 2005-03-30
    soldstatus $73,000

ⓘ 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: $781 · $65/mo
• Projected year-2 tax: $1,146 · $95/mo
• Expected delta: +$365/yr (+$30/mo · 46.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $17,589
• − Mortgage interest: −$10,027
• − Property taxes: −$781
• − Insurance: −$895
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − Depreciation: −$5,207
• Taxable loss: −$2,135
• Est. tax savings @ 24.0%: +$512
• After-tax cash flow: $1,468/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: Clarksville School District
• NCES district ID: 0504380
• Math proficiency: 29% ▼ -16.00%
• Reading proficiency: 34% ▼ -5.00%
• Median HH income: $33,344
• Composite: 25.84/100
• National rank: #7352
• State rank: #147 of 238 in AR

Livability — Clarksville

• Score: 65/100
• State rank: #141
• US rank: #12572

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarksville, AR
• Population (ZIP): 15,962

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 27,452 people
• By 2030: 28,003 · +2.0%
• By 2040: 28,960 · +5.5%
• By 2050: 29,627 · +7.9%
• By 2075: 31,000 · +12.9%
• By 2100: 31,173 · +13.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 18% Two or more races 9% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 2% Iranian 1% Lithuanian 1%
• Foreign-born: 12% · Canada, Philippines, Vietnam
• Languages at home: 84% English-only · Spanish 12% Other Asian/Pacific 2% German/W. Germanic 1%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+51.4) · D 23.3% · R 74.7% · Other 2.0%
• 2008→2024 swing: -28.4pp toward R · 2008: -23.1pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+49.0 2016: R+40.6 2012: R+28.0 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.36%
• Current HPI: 187.5114
• 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

+145.2% since first listed

14 events — show timeline

• 2026-06-11 Pending — CARMLS
• 2026-06-11 Pending — NWARMLS
• 2026-04-23 Listed $179,000 NWARMLS
• 2026-04-23 Listed $179,000 CARMLS
• 2026-01-03 Price Changed $179,000 NWARMLS
• 2025-10-01 Listing Removed — CARMLS
• 2025-08-28 Price Changed $182,000 CARMLS
• 2025-07-01 Price Changed $192,900 CARMLS
• 2025-03-31 Listed $199,000 CARMLS
• 2021-08-09 Sold (Public Records) $165,000 Public Records
• 2021-08-09 Sold (MLS) $165,000 NWARMLS
• 2021-08-02 Listed $165,000 NWARMLS
• 2009-12-16 Sold (Public Records) $79,000 Public Records
• 2005-03-30 Sold (Public Records) $73,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $781 · -4.2% YoY. Source: county tax records.