312 N Chestnut · Harrison, AR 72601

$139,900

4 bd · 1.0 ba · 1,408 sqft · SingleFamily public records · 45 Days on market

9,147 sqft lot $99/sqft · 9% below area Est $154k · 9% under

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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 +20.5/30.0
• ARV discount +11.5/15.0
• DSCR +6.5/10.0
• Schools +4.5/10.0
• 1% rule +4.3/10.0
• Appreciation +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Home located on corner lot, with 1,408 sq ft, 4 bedroom, 1 bath with living room and eat in kitchen. Wood exterior, heat and window air units. Covered front porch.

Key facts

• 9,147 sq ft lot
• Listed 45 days

Property features AI

Finance

• HOA & community: Monthly association fee (amount not provided); Community features include curbs, nearby hospital, nearby schools, park access, and shopping

Exterior

• Parking: Gravel driveway parking
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Two-story home
• Construction: Wood siding; Asphalt shingle roof; Crawlspace foundation; Built 25+ years ago
• Exterior features: Gravel driveway; Central business district location; City lot; Near park; Subdivision setting; Public road frontage

Interior

• Kitchen: Electric range; Refrigerator; Electric water heater
• Bedrooms: Fireplace located in a bedroom
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Heat pump; Central air conditioning
• Interior features: Ceiling fan(s); Window treatments; Drapes
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $184 ($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 $130k (7.4% below list).
• Recommended offer: $130k (7.4% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 3.0% in Harrison — 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 70/100 on livability (#52 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Harrison School District (town): math 53% / reading 54% proficiency, ranked #11 of 238 in AR (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 437 active listings in the ZIP; 92 units permitted in Boone County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $967 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Boone County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $140k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,608 (7.4% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 7% 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. 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: 0.93% ✗
• Cap rate: 7.87%
• Cash-on-cash: 5.64%
• DSCR: 1.25
• GRM: 9.0

CMA / ARV

• ARV (median comp): $153,574
• List price: $139,900
• Delta: -8.90%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
414 N Spring St	0.44mi	3/1.0 (-1)	1,370 (-3%)	0mo	$147,000	$107	70
627 S Sherman Ave	0.57mi	3/2.0 (-1)	1,460 (+4%)	2mo	$180,000	$123	57
829 Washington	0.44mi	3/1.0 (-1)	1,259 (-11%)	0mo	$162,000	$129	57
802 N Pine St	0.59mi	3/1.0 (-1)	1,380 (-2%)	13mo	$155,000	$112	53
500 E Milum Ave	0.40mi	3/2.0 (-1)	1,434 (+2%)	20mo	$174,999	$122	52
315 N Spring St	0.41mi	4/1.0	1,253 (-11%)	15mo	$120,001	$96	50
618 S Sycamore St	0.64mi	3/1.5 (-1)	1,288 (-8%)	2mo	$145,000	$113	48
613 N Robinson St	0.30mi	3/2.0 (-1)	1,226 (-13%)	10mo	$190,000	$155	47
205 N Cherry St	0.56mi	3/2.0 (-1)	1,294 (-8%)	9mo	$122,000	$94	44
118 N Cherry St	0.59mi	3/2.0 (-1)	1,484 (+5%)	13mo	$66,500	$45	43
326 N 1st St	0.16mi	3/2.0 (-1)	1,196 (-15%)	23mo	$170,000	$142	40
702 S Chestnut St	0.73mi	3/1.5 (-1)	1,200 (-15%)	12mo	$169,900	$142	24

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

Projected returns pro-forma

-1.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.9%
• Equity multiple: 0.88×
• Total profit: $-4,598
• Equity at exit: $27,676

10-year hold

• IRR: 5.0%
• Equity multiple: 1.42×
• Total profit: $16,592
• Equity at exit: $24,135

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 72601

• Home prices YoY: -0.8%
• Active inventory: 437
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,296 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$48 /mo · $575/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $184

Break-even live

Break-even rent $1,063

Max offer price $139,900

Occupancy floor 81%

Sensitivity live

Price	-10% $263	-5% $224	+0% $184	+5% $144	+10% $105
Rent	-10% $82	-5% $133	+0% $184	+5% $235	+10% $286
Rate	-1.0pp $255	-0.5pp $220	base $184	+0.5pp $148	+1.0pp $111

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 19 events

1. 2026-06-18
   status $139,900 Active 45 DOM
2. 2026-06-15
   statusdays on market $139,900 Pending 45 DOM
3. 2026-06-14
   days on market $139,900 Active 44 DOM
4. 2026-06-12
   days on market $139,900 Active 43 DOM
5. 2026-06-09
   days on market $139,900 Active 40 DOM
6. 2026-06-08
   days on market $139,900 Active 39 DOM
7. 2026-06-07
   days on market $139,900 Active 38 DOM
8. 2026-06-07
   days on market $139,900 Active 37 DOM
9. 2026-06-04
   days on market $139,900 Active 34 DOM
10. 2026-06-02
    days on market $139,900 Active 33 DOM
11. 2026-06-01
    days on market $139,900 Active 32 DOM
12. 2026-05-31
    days on market $139,900 Active 31 DOM
13. 2026-05-31
    days on market $139,900 Active 30 DOM
14. 2026-04-30
    listed $149,900 Active 607-char remark
15. 2025-02-21
    soldstatus $75,000 Closed 163-char remark

    Show marketing remark (163 chars)

    Home located on corner lot, with 1,408 sq ft, 4 bedroom, 1 bath with living room and eat in kitchen. Wood exterior, heat and window air units. Covered front porch.

16. 2025-02-20
    soldstatus $75,000
17. 2025-01-20
    status Pending 163-char remark

    Show marketing remark (163 chars)

    Home located on corner lot, with 1,408 sq ft, 4 bedroom, 1 bath with living room and eat in kitchen. Wood exterior, heat and window air units. Covered front porch.

18. 2025-01-15
    listed $80,000 Active 163-char remark

    Show marketing remark (163 chars)

    Home located on corner lot, with 1,408 sq ft, 4 bedroom, 1 bath with living room and eat in kitchen. Wood exterior, heat and window air units. Covered front porch.

19. 1999-10-15
    soldstatus $40,000

ⓘ 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: $575 · $48/mo
• Projected year-2 tax: $895 · $75/mo
• Expected delta: +$321/yr (+$27/mo · 55.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $15,553
• − Mortgage interest: −$7,837
• − Property taxes: −$575
• − Insurance: −$700
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$4,070
• Taxable loss: −$116
• Est. tax savings @ 24.0%: +$28
• After-tax cash flow: $2,237/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: Harrison School District
• NCES district ID: 0507380
• Math proficiency: 53% ▼ -9.00%
• Reading proficiency: 54% ▼ -6.00%
• Median HH income: $37,726
• Composite: 44.51/100
• National rank: #2796
• State rank: #11 of 238 in AR

Livability — Harrison

• Score: 70/100
• State rank: #52
• US rank: #7654

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harrison, AR
• Population (ZIP): 30,180

Population outlook (Boone County) Hauer SSP2

• Today (2025): 37,238 people
• By 2030: 36,808 · -1.2%
• By 2040: 35,597 · -4.4%
• By 2050: 34,197 · -8.2%
• By 2075: 30,503 · -18.1%
• By 2100: 25,797 · -30.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Boone

• 2024 margin: Solid R (+65.0) · D 16.7% · R 81.6% · Other 1.7%
• 2008→2024 swing: -25.3pp toward R · 2008: -39.7pp · 2024: -65.0pp
• All cycles: 2024: R+65.0 2020: R+61.9 2016: R+58.5 2012: R+48.0 2008: R+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.92%
• Current HPI: 247.043
• 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

+249.8% since first listed

9 events — show timeline

• 2026-06-18 Relisted — NWARMLS
• 2026-06-14 Pending — NWARMLS
• 2026-05-22 Price Changed $139,900 NWARMLS
• 2026-04-30 Listed $149,900 NWARMLS
• 2025-02-21 Sold (MLS) $75,000 NWARMLS
• 2025-02-20 Sold (Public Records) $75,000 Public Records
• 2025-01-20 Pending — NWARMLS
• 2025-01-15 Listed $80,000 NWARMLS
• 1999-10-15 Sold (Public Records) $40,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $575 · +0.0% YoY. Source: county tax records.