None · Bellefonte, AR 72601

$69,900

2 bd · 1.0 ba · 766 sqft · SingleFamily public records · 17 Days on market

Built 1950

---

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 +29.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +4.7/10.0
• Appreciation +4.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Cute fixer-upper, features 2 bedroom 1 bath with metal roof and vinyl siding with detached metal carport on a nice tree-shaded lot. No appliances or heat and air. Selling ''as-is'' with no disclosure or termite or warranty. Seller should do their inspection prior to submitting an offer. New survey and concrete septic.

Key facts

• Metal roof
• Concrete septic
• Tree-shaded lot

Tags

• METAL ROOF
• VINYL SIDING
• DETACHED METAL CARPORT
• TREE-SHADED LOT
• CONCRETE SEPTIC

Property features AI

Finance

• HOA & community: Monthly association fee; Curbs in the community

Exterior

• Parking: Detached carport (1 covered space); Has carport
• Utilities: Electricity available; Natural gas available; Public water; Septic (septic tank)
• Home design: One story; Metal roof; Vinyl and wood siding
• Construction: Crawlspace foundation
• Exterior features: Unpaved driveway; Corner lot with hardwood trees, rolling slope and wooded areas; Paved road access

Interior

• Kitchen: Kitchen on main level (approx. 11'3" x 15'3")
• Bedrooms: Two main-level bedrooms (approx. 13'7" x 9'2" and 13'7" x 9'3")
• Flooring: Laminate; Vinyl; Wood
• Bathrooms: One full bathroom
• Interior features: Eat-in kitchen; Crawl space basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($846 rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#323 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Valley Springs School District (rural): math 56% / reading 55% proficiency, ranked #7 of 238 in AR (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Valley Springs Elem. School (math 52% / reading 42%, grade D-, #119 of 454 statewide, top 28%, 350 students, 49% FRL); Valley Springs Middle School (math 62% / reading 56%, grade B, #13 of 201 statewide, top 7%, 235 students, 44% FRL); Valley Springs High School (math 47% / reading 67%, grade C, #6 of 292 statewide, top 2%, 267 students, 37% FRL).
• Market conditions: 443 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 $483 of loan paydown is wiped out by about $1k 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.
• At projected returns (-1.9% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,851 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F 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. 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.
7. 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.
8. 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: 1.21% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.93%
• DSCR: 1.66
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 3.9%
• Equity multiple: 1.16×
• Total profit: $3,165
• Equity at exit: $13,828

10-year hold

• IRR: 11.6%
• Equity multiple: 2.03×
• Total profit: $20,211
• Equity at exit: $12,059

Cash invested: $19,572 (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: 443
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $846 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$29 /mo · $346/yr
• Insurance: −$29
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $177

Break-even live

Break-even rent $622

Max offer price $69,900

Occupancy floor 74%

Sensitivity live

Price	-10% $217	-5% $197	+0% $177	+5% $157	+10% $137
Rent	-10% $110	-5% $144	+0% $177	+5% $210	+10% $244
Rate	-1.0pp $212	-0.5pp $195	base $177	+0.5pp $159	+1.0pp $140

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $69,900 Active 17 DOM
2. 2026-06-19
   days on market $69,900 Active 15 DOM
3. 2026-06-18
   days on market $69,900 Active 14 DOM
4. 2026-06-17
   days on market $69,900 Active 13 DOM
5. 2026-06-16
   days on market $69,900 Active 12 DOM
6. 2026-06-15
   days on market $69,900 Active 11 DOM
7. 2026-06-14
   days on market $69,900 Active 9 DOM
8. 2026-06-12
   days on market $69,900 Active 8 DOM
9. 2026-06-09
   days on market $69,900 Active 5 DOM
10. 2026-06-08
    days on market $69,900 Active 4 DOM
11. 2026-06-07
    days on market $69,900 Active 3 DOM
12. 2026-06-07
    remarks 319-char remark
13. 2026-06-07
    listed $69,900 Active 2 DOM

ⓘ 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: $346 · $29/mo
• Projected year-2 tax: $447 · $37/mo
• Expected delta: +$101/yr (+$8/mo · 29.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 21 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: $10,147
• − Mortgage interest: −$3,915
• − Property taxes: −$346
• − Insurance: −$1,147
• − Repairs & maintenance: −$812
• − Management: −$812
• − Depreciation: −$2,033
• Taxable income: $1,081
• Est. tax owed @ 24.0%: −$259
• After-tax cash flow: $1,865/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: Valley Springs School District
• NCES district ID: 0513350
• Math proficiency: 56% ▼ -9.00%
• Reading proficiency: 55% ▼ -9.00%
• Median HH income: $41,757
• Composite: 46.57/100
• National rank: #2424
• State rank: #7 of 238 in AR

Livability — Bellefonte

• Score: 58/100
• State rank: #323
• US rank: #21230

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bellefonte, 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

1 event — show timeline

• 2026-06-04 Listed $69,900 NWARMLS

Property tax history

+4.0%/yr

Latest (2025): $346 · +0.0% YoY. Source: county tax records.