111 Ridge Rd · Eureka Springs, AR 72631

$235,000

3 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 153 Days on market

Built 2024 0.32 ac lot $204/sqft · 47% below area Est $446k · 47% under

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.7/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nestled in the serene Ozarks, this newly constructed 3-bedroom, 2-bathroom home blends modern design with natural beauty. Spacious living areas feature large windows that flood the space with natural light and provide picturesque views of the surrounding landscape. Adjacent kitchen space offers plenty of room for customization, perfect for culinary creations and entertaining guests. Master suite provides a private retreat with an en-suite bathroom for comfort and convenience. Step outside to the back deck, ideal for relaxing while enjoying tranquil views of the property. Just minutes from Beaver Lake, easy access to boating, fishing, and hiking enhances outdoor living opportunities.

Key facts

• Large windows
• Beaver lake
• Kitchen space

Tags

• LARGE WINDOWS
• KITCHEN SPACE
• BACK DECK
• BEAVER LAKE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $2k ($30k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $235k).
• Recommended offer: $207k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.9% 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.
• Zoned schools: Eureka Springs Elem. School (math 47% / reading 42%, grade F, #143 of 454 statewide, top 36%, 227 students, 66% FRL); Eureka Springs Middle School (math 37% / reading 42%, grade F, #92 of 201 statewide, top 50%, 212 students, 64% FRL); Eureka Springs High School (math 27% / reading 52%, grade F, #48 of 292 statewide, top 19%, 222 students, 51% FRL).
• Market conditions: 372 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 30 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($2k loan paydown + $17k appreciation (7.3% local appreciation)).
• Carroll County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (7.3% appreciation + 3.0% rent growth), your $66k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $30k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $13k; list at $235k implies a 1708% gain — meaningful room to come down on a strong offer.

Recommended offer $206,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.21% ✓
• Cap rate: 18.91%
• Cash-on-cash: 45.06%
• DSCR: 3.00
• GRM: 3.8

CMA / ARV

• ARV (median comp): $446,073
• List price: $235,000
• Delta: -47.32%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

7.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 56.0%
• Equity multiple: 4.71×
• Total profit: $243,993
• Equity at exit: $167,640

10-year hold

• IRR: 51.7%
• Equity multiple: 9.99×
• Total profit: $591,263
• Equity at exit: $322,878

Cash invested: $65,800 (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 72631

• Home prices YoY: 2.9%
• Active inventory: 372
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $5,183 medium
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,088
• Net cashflow: $2,471

Break-even live

Break-even rent $2,056

Max offer price $235,000

Occupancy floor 47%

Sensitivity live

Price	-10% $2,633	-5% $2,552	+0% $2,471	+5% $2,389	+10% $2,308
Rent	-10% $2,061	-5% $2,266	+0% $2,471	+5% $2,675	+10% $2,880
Rate	-1.0pp $2,589	-0.5pp $2,530	base $2,471	+0.5pp $2,410	+1.0pp $2,348

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
85 Center Rd Unit 1221900P Eureka Springs, AR	2.0	2.0	1237	$5,183	$4.19	15d	1	0.71mi

Listing history 27 events

1. 2026-06-21
   days on market $235,000 Active 153 DOM
2. 2026-06-18
   days on market $235,000 Active 150 DOM
3. 2026-06-17
   days on market $235,000 Active 149 DOM
4. 2026-06-16
   days on market $235,000 Active 148 DOM
5. 2026-06-15
   days on market $235,000 Active 147 DOM
6. 2026-06-14
   days on market $235,000 Active 145 DOM
7. 2026-06-13
   days on market $235,000 Active 144 DOM
8. 2026-06-10
   days on market $235,000 Active 142 DOM
9. 2026-06-09
   days on market $235,000 Active 141 DOM
10. 2026-06-08
    days on market $235,000 Active 140 DOM
11. 2026-06-07
    days on market $235,000 Active 139 DOM
12. 2026-06-05
    days on market $235,000 Active 136 DOM
13. 2026-06-03
    days on market $235,000 Active 135 DOM
14. 2026-06-02
    days on market $235,000 Active 134 DOM
15. 2026-06-01
    days on market $235,000 Active 133 DOM
16. 2026-05-31
    days on market $235,000 Active 132 DOM
17. 2026-04-23
    price $235,000 691-char remark

    Show marketing remark (691 chars)

    Nestled in the serene Ozarks, this newly constructed 3-bedroom, 2-bathroom home blends modern design with natural beauty. Spacious living areas feature large windows that flood the space with natural light and provide picturesque views of the surrounding landscape. Adjacent kitchen space offers plenty of room for customization, perfect for culinary creations and entertaining guests. Master suite provides a private retreat with an en-suite bathroom for comfort and convenience. Step outside to the back deck, ideal for relaxing while enjoying tranquil views of the property. Just minutes from Beaver Lake, easy access to boating, fishing, and hiking enhances outdoor living opportunities.

18. 2026-03-19
    price $255,000 691-char remark

    Show marketing remark (691 chars)

    Nestled in the serene Ozarks, this newly constructed 3-bedroom, 2-bathroom home blends modern design with natural beauty. Spacious living areas feature large windows that flood the space with natural light and provide picturesque views of the surrounding landscape. Adjacent kitchen space offers plenty of room for customization, perfect for culinary creations and entertaining guests. Master suite provides a private retreat with an en-suite bathroom for comfort and convenience. Step outside to the back deck, ideal for relaxing while enjoying tranquil views of the property. Just minutes from Beaver Lake, easy access to boating, fishing, and hiking enhances outdoor living opportunities.

19. 2026-01-19
    listed $265,000 Active 691-char remark

    Show marketing remark (691 chars)

    Nestled in the serene Ozarks, this newly constructed 3-bedroom, 2-bathroom home blends modern design with natural beauty. Spacious living areas feature large windows that flood the space with natural light and provide picturesque views of the surrounding landscape. Adjacent kitchen space offers plenty of room for customization, perfect for culinary creations and entertaining guests. Master suite provides a private retreat with an en-suite bathroom for comfort and convenience. Step outside to the back deck, ideal for relaxing while enjoying tranquil views of the property. Just minutes from Beaver Lake, easy access to boating, fishing, and hiking enhances outdoor living opportunities.

20. 2022-01-11
    soldstatus $13,000
21. 2022-01-07
    soldstatus $13,000 Closed 314-char remark

    Show marketing remark (314 chars)

    Located in a well-established subdivision, this lot would make a nice home site. Mundell Heights has a community water system and electricity is already at the street so building should be easy. Getting to Beaver Lake, the White River, or Eureka Springs, is easy and quick! Owner financing is possible on this lot.

22. 2021-11-30
    status Pending 314-char remark

    Show marketing remark (314 chars)

    Located in a well-established subdivision, this lot would make a nice home site. Mundell Heights has a community water system and electricity is already at the street so building should be easy. Getting to Beaver Lake, the White River, or Eureka Springs, is easy and quick! Owner financing is possible on this lot.

23. 2018-05-07
    listed $13,000 Active 314-char remark

    Show marketing remark (314 chars)

    Located in a well-established subdivision, this lot would make a nice home site. Mundell Heights has a community water system and electricity is already at the street so building should be easy. Getting to Beaver Lake, the White River, or Eureka Springs, is easy and quick! Owner financing is possible on this lot.

24. 2003-04-04
    soldstatus $5,000
25. 1993-05-10
    soldstatus $7,000
26. 1982-08-30
    soldstatus $5,000
27. 1982-08-28
    soldstatus $6,000

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°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: $62,196
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$4,976
• − Management: −$4,976
• − Depreciation: −$6,836
• Taxable income: $27,545
• Est. tax owed @ 24.0%: −$6,611
• After-tax cash flow: $23,036/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): 4,084

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 (91%)
• Race & ethnicity: White 91% Two or more races 8% Hispanic / Latino 5%
• Common ancestry: Lithuanian 7% Italian 4% Slovak 3%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 5%

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: ▲ 7.31%
• Current HPI: 260.9347
• 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

+3816.7% since first listed

11 events — show timeline

• 2026-04-23 Price Changed $235,000 NWARMLS
• 2026-03-19 Price Changed $255,000 NWARMLS
• 2026-01-19 Listed $265,000 NWARMLS
• 2022-01-11 Sold (Public Records) $13,000 Public Records
• 2022-01-07 Sold (MLS) $13,000 NWARMLS
• 2021-11-30 Pending — NWARMLS
• 2018-05-07 Listed $13,000 NWARMLS
• 2003-04-04 Sold (Public Records) $5,000 Public Records
• 1993-05-10 Sold (Public Records) $7,000 Public Records
• 1982-08-30 Sold (Public Records) $5,000 Public Records
• 1982-08-28 Sold (Public Records) $6,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $378 · +4.2% YoY. Source: county tax records.