1688 Jack Creek Rd · Booneville, AR 72927

$115,000

2 bd · 1.0 ba · 1,430 sqft · SingleFamily public records · 270 Days on market

Built 1960 2.00 ac lot $80/sqft · 44% below area Est $206k · 44% 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 +15.2/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Appreciation +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Owner financing available. .. Peaceful 2-Acre Homestead – Endless Possibilities! Looking for a quiet, self-sufficient lifestyle? This charming 2-acre homesteading property offers just that! Featuring 3 greenhouses (one heated), a sturdy metal shop (20x25) for all your tools, and producing pear trees and muscadines, it's perfect for anyone wanting to live closer to the land. The rock home is a blank canvas ready for your personal touch. With an open floor plan, it includes 2 bedrooms, a bonus room off the second bedroom (great for an office, nursery, or studio), and 1 full bath. Home also has a dirt cellar! There is also a well to keep those green houses and flower beds watered! Home is being SOLD AS IS.

Key facts

• Metal shop
• 2 acre homestead
• Dirt cellar

Tags

• 2 ACRE HOMESTEAD
• 3 GREENHOUSES
• METAL SHOP
• PRODUCING PEAR TREES
• MUSCADINES
• DIRT CELLAR

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $41 ($488/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 $106k (8.0% below list).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 3.7% in Booneville — 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 72/100 on livability (#34 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D-, crime D-, amenities F.
• Booneville School District (town): math 33% / reading 33% proficiency, ranked #133 of 238 in AR (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 79 active listings in the ZIP; 11 units permitted in Logan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Logan County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 270 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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.
• Current owner paid $30k; list at $115k implies a 283% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 270 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
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: 0.92% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.52%
• DSCR: 1.07
• GRM: 9.1

CMA / ARV

• ARV (median comp): $206,078
• List price: $115,000
• Delta: -44.20%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.9%
• Equity multiple: 0.50×
• Total profit: $-16,029
• Equity at exit: $17,147

10-year hold

• IRR: -5.0%
• Equity multiple: 0.67×
• Total profit: $-10,558
• Equity at exit: $9,943

Cash invested: $32,200 (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 72927

• Home prices YoY: -2.1%
• Active inventory: 79
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,057 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $41

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 91%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $115,000 Active 270 DOM
2. 2026-06-18
   days on market $115,000 Active 269 DOM
3. 2026-06-17
   days on market $115,000 Active 268 DOM
4. 2026-06-16
   days on market $115,000 Active 267 DOM
5. 2026-06-15
   days on market $115,000 Active 266 DOM
6. 2026-06-14
   days on market $115,000 Active 264 DOM
7. 2026-06-12
   days on market $115,000 Active 263 DOM
8. 2026-06-09
   days on market $115,000 Active 260 DOM
9. 2026-06-08
   days on market $115,000 Active 259 DOM
10. 2026-06-07
    days on market $115,000 Active 258 DOM
11. 2026-06-07
    days on market $115,000 Active 257 DOM
12. 2026-06-04
    days on market $115,000 Active 254 DOM
13. 2026-06-02
    days on market $115,000 Active 253 DOM
14. 2026-06-01
    days on market $115,000 Active 252 DOM
15. 2026-05-31
    days on market $115,000 Active 251 DOM
16. 2026-05-31
    days on market $115,000 Active 250 DOM
17. 2026-05-20
    status Back on Market 718-char remark

    Show marketing remark (718 chars)

    Owner financing available. .. Peaceful 2-Acre Homestead – Endless Possibilities! Looking for a quiet, self-sufficient lifestyle? This charming 2-acre homesteading property offers just that! Featuring 3 greenhouses (one heated), a sturdy metal shop (20x25) for all your tools, and producing pear trees and muscadines, it's perfect for anyone wanting to live closer to the land. The rock home is a blank canvas ready for your personal touch. With an open floor plan, it includes 2 bedrooms, a bonus room off the second bedroom (great for an office, nursery, or studio), and 1 full bath. Home also has a dirt cellar! There is also a well to keep those green houses and flower beds watered! Home is being SOLD AS IS.

18. 2026-05-19
    historical 718-char remark

    Show marketing remark (718 chars)

    Owner financing available. .. Peaceful 2-Acre Homestead – Endless Possibilities! Looking for a quiet, self-sufficient lifestyle? This charming 2-acre homesteading property offers just that! Featuring 3 greenhouses (one heated), a sturdy metal shop (20x25) for all your tools, and producing pear trees and muscadines, it's perfect for anyone wanting to live closer to the land. The rock home is a blank canvas ready for your personal touch. With an open floor plan, it includes 2 bedrooms, a bonus room off the second bedroom (great for an office, nursery, or studio), and 1 full bath. Home also has a dirt cellar! There is also a well to keep those green houses and flower beds watered! Home is being SOLD AS IS.

19. 2026-03-08
    status Active 793-char remark

    Show marketing remark (793 chars)

    OWNER FINANCING NOW AVAILABLE!!!!!! Fixer-Upper Opportunity on 2 Acres Great opportunity for investors, homesteaders, or buyers looking to add value! This 2-acre property offers a solid foundation with tons of potential. Improvements include three greenhouses (one heated), a 20x25 metal shop, producing pear trees and muscadines, and a private well servicing the gardens and greenhouses. The rock home is a true fixer-upper and ready for renovation. The open floor plan includes 2 bedrooms, a bonus room off the second bedroom—ideal for an office or additional living space—1 full bath, and a dirt cellar. With vision and updates, this property could become a productive homestead or rural retreat. Plenty of room to grow, improve, and customize. Property is being sold AS IS.

20. 2026-03-07
    historical 793-char remark

    Show marketing remark (793 chars)

    OWNER FINANCING NOW AVAILABLE!!!!!! Fixer-Upper Opportunity on 2 Acres Great opportunity for investors, homesteaders, or buyers looking to add value! This 2-acre property offers a solid foundation with tons of potential. Improvements include three greenhouses (one heated), a 20x25 metal shop, producing pear trees and muscadines, and a private well servicing the gardens and greenhouses. The rock home is a true fixer-upper and ready for renovation. The open floor plan includes 2 bedrooms, a bonus room off the second bedroom—ideal for an office or additional living space—1 full bath, and a dirt cellar. With vision and updates, this property could become a productive homestead or rural retreat. Plenty of room to grow, improve, and customize. Property is being sold AS IS.

21. 2025-12-02
    price $115,000 718-char remark

    Show marketing remark (718 chars)

    Owner financing available. .. Peaceful 2-Acre Homestead – Endless Possibilities! Looking for a quiet, self-sufficient lifestyle? This charming 2-acre homesteading property offers just that! Featuring 3 greenhouses (one heated), a sturdy metal shop (20x25) for all your tools, and producing pear trees and muscadines, it's perfect for anyone wanting to live closer to the land. The rock home is a blank canvas ready for your personal touch. With an open floor plan, it includes 2 bedrooms, a bonus room off the second bedroom (great for an office, nursery, or studio), and 1 full bath. Home also has a dirt cellar! There is also a well to keep those green houses and flower beds watered! Home is being SOLD AS IS.

22. 2025-12-01
    price $115,000 793-char remark

    Show marketing remark (793 chars)

    OWNER FINANCING NOW AVAILABLE!!!!!! Fixer-Upper Opportunity on 2 Acres Great opportunity for investors, homesteaders, or buyers looking to add value! This 2-acre property offers a solid foundation with tons of potential. Improvements include three greenhouses (one heated), a 20x25 metal shop, producing pear trees and muscadines, and a private well servicing the gardens and greenhouses. The rock home is a true fixer-upper and ready for renovation. The open floor plan includes 2 bedrooms, a bonus room off the second bedroom—ideal for an office or additional living space—1 full bath, and a dirt cellar. With vision and updates, this property could become a productive homestead or rural retreat. Plenty of room to grow, improve, and customize. Property is being sold AS IS.

23. 2025-09-17
    listed $120,000 New Listing 718-char remark

    Show marketing remark (793 chars)

    OWNER FINANCING NOW AVAILABLE!!!!!! Fixer-Upper Opportunity on 2 Acres Great opportunity for investors, homesteaders, or buyers looking to add value! This 2-acre property offers a solid foundation with tons of potential. Improvements include three greenhouses (one heated), a 20x25 metal shop, producing pear trees and muscadines, and a private well servicing the gardens and greenhouses. The rock home is a true fixer-upper and ready for renovation. The open floor plan includes 2 bedrooms, a bonus room off the second bedroom—ideal for an office or additional living space—1 full bath, and a dirt cellar. With vision and updates, this property could become a productive homestead or rural retreat. Plenty of room to grow, improve, and customize. Property is being sold AS IS.

24. 2025-09-17
    listed $120,000 Active 793-char remark

    Show marketing remark (793 chars)

    OWNER FINANCING NOW AVAILABLE!!!!!! Fixer-Upper Opportunity on 2 Acres Great opportunity for investors, homesteaders, or buyers looking to add value! This 2-acre property offers a solid foundation with tons of potential. Improvements include three greenhouses (one heated), a 20x25 metal shop, producing pear trees and muscadines, and a private well servicing the gardens and greenhouses. The rock home is a true fixer-upper and ready for renovation. The open floor plan includes 2 bedrooms, a bonus room off the second bedroom—ideal for an office or additional living space—1 full bath, and a dirt cellar. With vision and updates, this property could become a productive homestead or rural retreat. Plenty of room to grow, improve, and customize. Property is being sold AS IS.

25. 2017-09-11
    soldstatus $30,000
26. 2017-09-08
    soldstatus $29,999
27. 2017-06-28
    listed $29,999
28. 2002-06-13
    soldstatus $15,000
29. 1984-10-01
    soldstatus $25,000

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 6 d/yr ≥115°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,690
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,015
• − Management: −$1,015
• − Depreciation: −$3,345
• Taxable loss: −$1,428
• Est. tax savings @ 24.0%: +$343
• After-tax cash flow: $831/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: Booneville School District
• NCES district ID: 0503450
• Math proficiency: 33% ▼ -9.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $36,171
• Composite: 27.37/100
• National rank: #6977
• State rank: #133 of 238 in AR

Livability — Booneville

• Score: 72/100
• State rank: #34
• US rank: #6310

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,314

Population outlook (Logan County) Hauer SSP2

• Today (2025): 21,046 people
• By 2030: 20,537 · -2.4%
• By 2040: 19,443 · -7.6%
• By 2050: 18,220 · -13.4%
• By 2075: 16,164 · -23.2%
• By 2100: 14,858 · -29.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 9% Hispanic / Latino 5% Black 3%
• Common ancestry: Italian 2% Romanian 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+62.2) · D 17.8% · R 80.0% · Other 2.1%
• 2008→2024 swing: -23.5pp toward R · 2008: -38.8pp · 2024: -62.2pp
• All cycles: 2024: R+62.2 2020: R+59.5 2016: R+51.4 2012: R+41.9 2008: R+38.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.71%
• Current HPI: 221.23
• 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

+360.0% since first listed

13 events — show timeline

• 2026-05-20 Relisted — CARMLS
• 2026-05-19 Listing Removed — CARMLS
• 2026-03-08 Relisted — NWARMLS
• 2026-03-07 Delisted — NWARMLS
• 2025-12-02 Price Changed $115,000 CARMLS
• 2025-12-01 Price Changed $115,000 NWARMLS
• 2025-09-17 Listed $120,000 NWARMLS
• 2025-09-17 Listed $120,000 CARMLS
• 2017-09-11 Sold (Public Records) $30,000 Public Records
• 2017-09-08 Sold (MLS) $29,999 WRVBOR
• 2017-06-28 Listed $29,999 WRVBOR
• 2002-06-13 Sold (Public Records) $15,000 Public Records
• 1984-10-01 Sold (Public Records) $25,000 Public Records

Property tax history

+12.6%/yr

Latest (2025): $50 · -44.5% YoY. Source: county tax records.