39 E Club Rd. Rd · Pleasant Plains, AR 72568

$139,900

3 bd · 1.0 ba · 1,420 sqft · SingleFamily public records · 7 Days on market

Built 1980 3.26 ac lot Est $143k · at est. ↓ 4% since listing

---

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 +18.0/30.0
• Appreciation +8.9/10.0
• ARV discount +8.6/15.0
• DSCR +5.6/10.0
• 1% rule +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Located on a nice corner lot (corner of 167/Club Rd. ) Paved drive, storm shelter, 3 bed, 2 bath, central H & A, Back up Propane heater, (Propane tank stays) Southside City Water, also well water

Key facts

• Paved drive
• Southside city water
• Storm shelter

Tags

• CORNER LOT
• PAVED DRIVE
• STORM SHELTER
• CENTRAL H A
• BACK UP PROPANE HEATER
• SOUTHSIDE CITY WATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/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 $120k (14.3% below list).
• Recommended offer: $120k (14.3% 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: amenities F, commute F, employment D-.
• Midland School District (rural): math 19% / reading 28% proficiency, ranked #191 of 238 in AR (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Midland Elementary School (math 22% / reading 27%, grade F, #347 of 454 statewide, top 79%, 277 students, 68% FRL); Midland High School (math 17% / reading 32%, grade F, #187 of 292 statewide, top 70%, 234 students, 58% FRL).
• Market conditions: 19 active listings in the ZIP; 33 units permitted in Independence County in 2024 (24 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($967 loan paydown + $11k appreciation (7.8% local appreciation)).
• At projected returns (7.8% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $119,908 (14.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.86% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.68%
• DSCR: 1.16
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $143,420
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
179 Wilf Dr	0.28mi	4/2.0 (+1)	1,546 (+9%)	6mo	$156,000	$101	58

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

Projected returns pro-forma

7.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.3%
• Equity multiple: 2.61×
• Total profit: $63,038
• Equity at exit: $103,969

10-year hold

• IRR: 20.5%
• Equity multiple: 5.52×
• Total profit: $177,028
• Equity at exit: $204,206

Cash invested: $39,172 (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 72568

• Home prices YoY: 3.2%
• Active inventory: 19
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,199 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$35 /mo · $422/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $120

Break-even live

Break-even rent $1,047

Max offer price $139,900

Occupancy floor 85%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2025-06-30
   soldstatus $135,000
2. 2025-05-16
   status Under Contract
3. 2025-05-08
   listed $139,900 New Listing

ⓘ 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: $422 · $35/mo
• Projected year-2 tax: $895 · $75/mo
• Expected delta: +$473/yr (+$39/mo · 112.1%)

ⓘ 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 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $14,389
• − Mortgage interest: −$7,837
• − Property taxes: −$422
• − Insurance: −$700
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$4,070
• Taxable loss: −$941
• Est. tax savings @ 24.0%: +$226
• After-tax cash flow: $1,668/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: Midland School District
• NCES district ID: 0500020
• Math proficiency: 19% ▼ -2.00%
• Reading proficiency: 28% ▼ -3.00%
• Median HH income: $38,543
• Composite: 19.69/100
• National rank: #8726
• State rank: #191 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): 1,741

Population outlook (Independence County) Hauer SSP2

• Today (2025): 37,748 people
• By 2030: 37,962 · +0.6%
• By 2040: 38,151 · +1.1%
• By 2050: 37,980 · +0.6%
• By 2075: 36,622 · -3.0%
• By 2100: 32,741 · -13.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 3% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Independence

• 2024 margin: Solid R (+59.5) · D 19.2% · R 78.7% · Other 2.1%
• 2008→2024 swing: -22.3pp toward R · 2008: -37.1pp · 2024: -59.5pp
• All cycles: 2024: R+59.5 2020: R+58.2 2016: R+52.4 2012: R+44.0 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.76%
• Current HPI: 248.8508
• 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

-3.5% since first listed

3 events — show timeline

• 2025-06-30 Sold (Public Records) $135,000 Public Records
• 2025-05-16 Pending — CARMLS
• 2025-05-08 Listed $139,900 CARMLS

Property tax history

-4.9%/yr

Latest (2025): $422 · -51.6% YoY. Source: county tax records.