186 County Road 2102 · Eureka Springs, AR 72632

$105,000

2 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 52 Days on market

Built 1910 2.20 ac lot $89/sqft · 70% below area

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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 +28.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Appreciation +4.1/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This fixer-upper has massive potential in a great location! Being sold AS-IS, WHERE-IS, this property is located on a private 2.2-acre lot near Inspiration Point, Opera of the Ozarks, White River/Beaver Dam, Lake Leatherwood, and everything else Eureka Springs has to offer. This old cabin still retains much of its charm despite years of deferred maintenance. The sunroom and old cabin details are what make this place hold its potential. An older 4x4 truck is suggested to access the property, as the road is overgrown and unmaintained; bring tick spray. The home needs TLC, but with the right touch, it has the potential to be a great property! Enter at your own risk. The property is extremely c

Key facts

• 2.2 acre lot
• 2 parking spots
• Built 1910

Property features AI

Finance

• HOA & community: Monthly association fee (details not provided); Near state park

Exterior

• Parking: Detached carport; 2 covered parking spaces; Has carport
• Utilities: Electricity available; Propane available; Septic available (septic tank); Well water
• Home design: Log siding; Metal roof; Fixer condition; 25 years or older; Private road frontage; Dirt road access; Secluded, wooded, level to sloped lot
• Construction: Log siding construction; Metal roof; Property is 25+ years old
• Exterior features: Unpaved driveway; Well house; Back yard fencing (chain link)

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Radiant heating; Window air conditioning unit(s)
• Interior features: Built-in features; No additional interior features listed
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 1.7% in Eureka 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 68/100 on livability (#78 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: crime C-, health & safety C-, amenities D.
• Eureka Springs School District (rural): math 37% / reading 46% proficiency, ranked #61 of 238 in AR (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 200 active listings in the ZIP; 30 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $726 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Carroll County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-1.8% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $105k implies a 775% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 1.20% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.58%
• DSCR: 1.60
• GRM: 7.0

CMA / ARV

• ARV (median comp): $350,106
• List price: $105,000
• Delta: -70.01%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-1.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.33×
• Total profit: $9,575
• Equity at exit: $21,426

10-year hold

• IRR: 15.0%
• Equity multiple: 2.38×
• Total profit: $40,426
• Equity at exit: $19,305

Cash invested: $29,400 (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 72632

• Home prices YoY: -0.6%
• Active inventory: 200
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,259 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$67 /mo · $808/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $333

Break-even live

Break-even rent $838

Max offer price $105,000

Occupancy floor 69%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $105,000 Active 52 DOM
2. 2026-06-17
   days on market $105,000 Active 51 DOM
3. 2026-06-16
   days on market $105,000 Active 50 DOM
4. 2026-06-15
   days on market $105,000 Active 49 DOM
5. 2026-06-14
   days on market $105,000 Active 47 DOM
6. 2026-06-13
   days on market $105,000 Active 46 DOM
7. 2026-06-10
   days on market $105,000 Active 44 DOM
8. 2026-06-09
   days on market $105,000 Active 43 DOM
9. 2026-06-08
   days on market $105,000 Active 42 DOM
10. 2026-06-07
    days on market $105,000 Active 41 DOM
11. 2026-06-05
    days on market $105,000 Active 38 DOM
12. 2026-06-03
    days on market $105,000 Active 37 DOM
13. 2026-06-02
    days on market $105,000 Active 36 DOM
14. 2026-06-01
    days on market $105,000 Active 35 DOM
15. 2026-05-31
    days on market $105,000 Active 34 DOM
16. 2026-04-24
    listed $105,000 Active 873-char remark
17. 1978-12-05
    soldstatus $12,000

ⓘ 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: $808 · $67/mo
• Projected year-2 tax: $808 · $67/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 20 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: $15,104
• − Mortgage interest: −$5,882
• − Property taxes: −$808
• − Insurance: −$525
• − Repairs & maintenance: −$1,208
• − Management: −$1,208
• − Depreciation: −$3,055
• Taxable income: $2,418
• Est. tax owed @ 24.0%: −$580
• After-tax cash flow: $3,411/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: Eureka Springs School District
• NCES district ID: 0505970
• Math proficiency: 37% ▼ -23.00%
• Reading proficiency: 46% ▼ -9.00%
• Median HH income: $37,912
• Composite: 34.55/100
• National rank: #5171
• State rank: #61 of 238 in AR

Livability — Eureka Springs

• Score: 68/100
• State rank: #78
• US rank: #9085

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 4,550
• Population (ZIP): 4,550

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 28,014 people
• By 2030: 28,006 · +-0.0%
• By 2040: 28,242 · +0.8%
• By 2050: 29,169 · +4.1%
• By 2075: 33,935 · +21.1%
• By 2100: 39,497 · +41.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 9% Hispanic / Latino 3% Native American 2%
• Common ancestry: Italian 3% Slovak 3% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+31.7) · D 33.0% · R 64.7% · Other 2.2%
• 2008→2024 swing: -13.6pp toward R · 2008: -18.1pp · 2024: -31.7pp
• All cycles: 2024: R+31.7 2020: R+28.8 2016: R+32.3 2012: R+23.9 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.79%
• Current HPI: 284.3048
• 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

+775.0% since first listed

2 events — show timeline

• 2026-04-24 Listed $105,000 NWARMLS
• 1978-12-05 Sold (Public Records) $12,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $808 · -0.9% YoY. Source: county tax records.