1201 Lisa Ln · Van Buren, AR 72956

$1

3 bd · 2.0 ba · 1,479 sqft · SingleFamily public records · 19 Days on market

Built 1965 0.33 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +3.8/30.0
• Rent growth +3.7/5.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Auction 4/29/2026 @ 11 am. This beautifully updated 3-bedroom, 2-bath appx. 1,824 sf residence sits on a spacious corner lot and is ready for its next owner. You will immediately notice the many updates including fresh paint and new flooring that flow throughout the entire house. The kitchen features brand-new cabinets, granite countertops, a stylish backsplash, and stainless steel appliances. A center island with modern lighting creates the perfect gathering spot for family and friends. Both bathrooms have been tastefully renovated, including a primary bath equipped with a Bluetooth ceiling speaker. For those needing extra space, the 345-square-foot heated and cooled walk-out basement incl

Key facts

• Brand-new cabinets
• Stylish backsplash
• Spacious corner lot

Tags

• SPACIOUS CORNER LOT
• BRAND-NEW CABINETS
• GRANITE COUNTERTOPS
• STYLISH BACKSPLASH
• STAINLESS STEEL APPLIANCES
• CENTER ISLAND

Property features AI

Exterior

• Parking: Attached carport; 2 covered parking spaces; Concrete parking surface
• Security: Smoke detectors
• Utilities: Public water; Electricity available; Natural gas available
• Home design: Single-family house; One story
• Construction: Brick construction; Shingle roof; Built as a house (one story)
• Exterior features: Covered patio/porch; Deck; Back yard fencing; Corner lot; Paved road; Publicly maintained road; Outbuilding

Interior

• Kitchen: Dishwasher; Disposal; Oven; Plumbed for ice maker; Gas water heater
• Flooring: Carpet; Laminate; Simulated wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Built-in features; Ceiling fans; Eat-in kitchen; Granite counters; Blinds; Electric fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $215,934 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $-625 ($-8k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).
• Cap rate 2.8% vs local median 3.9% in Van Buren — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 69/100 on livability (#75 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D, crime D-, amenities F.
• Van Buren School District (suburban): math 41% / reading 41% proficiency, ranked #62 of 238 in AR (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Van Buren High School (math 25% / reading 44%, grade F, #92 of 292 statewide, top 37%, 1,228 students, 48% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: Rents rising fast (+4.8%/yr); 247 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 47 units permitted in Crawford 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 $6k of value loss. Plan a longer hold.
• Crawford County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($0) 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

• Watch-outs: property tax is 323901.0% of price.
• Climate carrying-cost: moderate 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 $1

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.51% ✗
• Cap rate: 2.82%
• Cash-on-cash: -12.41%
• DSCR: 0.45
• GRM: 16.4

CMA / ARV

• ARV (on-the-fly): $215,934
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1201 Lisa Ln	0.00mi	3/2.0	1,479 (0%)	1mo	$174,900	$118	99
812 N 8th St	0.32mi	3/2.0	1,450 (-2%)	1mo	$210,000	$145	81
806 N 9th St	0.32mi	3/2.0	1,415 (-4%)	1mo	$212,000	$150	77
1401 N 10th St	0.19mi	3/2.0	1,584 (+7%)	4mo	$207,000	$131	76
1513 N 9th St	0.45mi	3/2.0	1,518 (+3%)	5mo	$235,000	$155	71
801 Northview Dr	0.32mi	3/2.0	1,590 (+8%)	10mo	$230,000	$145	64
1804 Parkview St	0.64mi	3/2.0	1,550 (+5%)	1mo	$185,000	$119	62
1105 N 21st St	0.68mi	3/2.0	1,381 (-7%)	11mo	$242,000	$175	48
2028 Wisteria Ln	0.67mi	4/2.0 (+1)	1,618 (+9%)	2mo	$260,000	$161	46
706 N 8th St	0.49mi	3/1.0	1,264 (-14%)	7mo	$184,900	$146	43
2020 Lisa Ln	0.56mi	4/2.0 (+1)	1,688 (+14%)	8mo	$275,000	$163	39
430 N 10th St	0.69mi	2/1.0 (-1)	1,302 (-12%)	13mo	$181,500	$139	28

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 · 4.76% rent growth · sell at horizon

5-year hold

• IRR: -37.4%
• Equity multiple: -0.20×
• Total profit: $-72,820
• Equity at exit: $32,196

10-year hold

• IRR: -43.3%
• Equity multiple: -0.76×
• Total profit: $-106,211
• Equity at exit: $18,670

Cash invested: $60,462 (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 72956

• Rents YoY: 4.8%
• Active inventory: 247

Monthly cashflow live

• Estimated rent: $1,097 high
• Mortgage (P&I): −$1,132
• Tax est. 1.5%: −$270 /mo · $3,239/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $-625

Break-even live

Break-even rent $1,889

Max offer price $125,456

Occupancy floor —

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: $53,984
• Closing costs: $6,478
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
407 Hemlock St Van Buren, AR	3.0	1.0	940	$1,125	$1.20	44d	1	0.43mi
803 Alta Vista Ave Unit 809 Van Buren, AR	2.0	1.0	945	$750	$0.79	21d	1	0.80mi
306 Elfen Glen St Van Buren, AR	3.0	2.0	1800	$1,625	$0.90	13d	1	0.94mi
2700 Rudy Road Cir Unit 2702 Van Buren, AR	2.0	1.0	900	$750	$0.83	13d	1	1.20mi
1218 Chestnut St Apt C Van Buren, AR	2.0	1.0	950	$795	$0.84	13d	1	1.22mi
1363 Shadowalk Dr Unit 1363 Van Buren, AR	2.0	2.5	1300	$625	$0.48	21d	1	1.25mi
1916 Timber Oaks Ln Van Buren, AR	3.0	2.0	1102	$1,250	$1.13	13d	1	1.38mi
613 S 11th St Unit 2 Van Buren, AR	3.0	2.0	1174	$975	$0.83	44d	1	1.38mi
1518 Northridge Dr E Apt B Van Buren, AR	3.0	2.5	1616	$1,475	$0.91	13d	1	1.40mi
522 S 6th St Van Buren, AR	3.0	1.0	1424	$975	$0.68	44d	1	1.43mi
1928 Lovers Ln Van Buren, AR	3.0	2.0	1200	$1,050	$0.88	13d	1	1.46mi
2306 Jordan St Unit A Van Buren, AR	2.0	1.0	950	$850	$0.89	21d	1	1.47mi

Listing history 16 events

1. 2026-04-29
   status Pending
2. 2026-04-10
   listed $1 Active
3. 2026-01-20
   price $222,700
4. 2025-10-07
   price $230,900
5. 2025-09-22
   price $239,900
6. 2025-08-23
   listed $245,000 Active
7. 2025-06-20
   price $239,900
8. 2025-05-15
   price $245,900
9. 2025-05-09
   listed $245,000 Active
10. 2025-03-07
    price $239,900
11. 2025-02-05
    listed $245,900 Active
12. 2024-04-26
    soldstatus $155,000 Closed
13. 2024-04-12
    status Pending
14. 2024-04-11
    listed $150,000 Active
15. 2000-11-13
    soldstatus $65,000
16. 1980-11-21
    soldstatus $47,000

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,170
• − Mortgage interest: −$12,096
• − Property taxes: −$3,239
• − Insurance: −$1,080
• − Repairs & maintenance: −$1,054
• − Management: −$1,054
• − Depreciation: −$6,282
• Taxable loss: −$11,634
• Est. tax savings @ 24.0%: +$2,792
• After-tax cash flow: $-4,711/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: Van Buren School District
• NCES district ID: 0513410
• Math proficiency: 41% ▼ -8.00%
• Reading proficiency: 41% ▼ -4.00%
• Median HH income: $40,350
• Composite: 34.41/100
• National rank: #5201
• State rank: #62 of 238 in AR

Livability — Van Buren

• Score: 69/100
• State rank: #75
• US rank: #8898

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Van Buren, AR
• County: Crawford County · 34,546 people
• City population: 34,546
• Metro: Fort Smith, AR-OK
• Population (ZIP): 34,546
• Household income: $62,988
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 571.0

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 62,108 people
• By 2030: 61,519 · -0.9%
• By 2040: 59,735 · -3.8%
• By 2050: 57,521 · -7.4%
• By 2075: 53,143 · -14.4%
• By 2100: 49,596 · -20.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 12% Two or more races 11% Asian 2% Native American 1% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+58.2) · D 19.9% · R 78.1% · Other 2.0%
• 2008→2024 swing: -12.1pp toward R · 2008: -46.0pp · 2024: -58.2pp
• All cycles: 2024: R+58.2 2020: R+56.7 2016: R+55.0 2012: R+49.9 2008: R+46.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -156.05%
• Current HPI: 221.3066
• Rent YoY: ▲ 4.76%
• Metro: Fort Smith, AR-OK
• 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

+373.8% since first listed

16 events — show timeline

• 2026-04-29 Pending — WRVBOR
• 2026-04-10 Listed $1 WRVBOR
• 2026-01-20 Price Changed $222,700 WRVBOR
• 2025-10-07 Price Changed $230,900 WRVBOR
• 2025-09-22 Price Changed $239,900 WRVBOR
• 2025-08-23 Listed $245,000 WRVBOR
• 2025-06-20 Price Changed $239,900 WRVBOR
• 2025-05-15 Price Changed $245,900 WRVBOR
• 2025-05-09 Listed $245,000 WRVBOR
• 2025-03-07 Price Changed $239,900 WRVBOR
• 2025-02-05 Listed $245,900 WRVBOR
• 2024-04-26 Sold (MLS) $155,000 WRVBOR
• 2024-04-12 Pending — WRVBOR
• 2024-04-11 Listed $150,000 WRVBOR
• 2000-11-13 Sold (Public Records) $65,000 Public Records
• 1980-11-21 Sold (Public Records) $47,000 Public Records

Property tax history

+19.1%/yr

Latest (2025): $1,596 · +1902.6% YoY. Source: county tax records.