4161 S 67 Hwy · Gurdon, AR 71743

$80,000

3 bd · 1.0 ba · 1,240 sqft · SingleFamily public records · 202 Days on market

Built 1977 2.06 ac lot $65/sqft · 71% above 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Great Potential with hardwood floors throughout main living spaces and laminate in the bathroom and kitchen. Refrigerator and dishwasher will stay but stove will NOT convey with the property. Over 2 acres of land that would be a great place to spread your wings for a forever home spot, first time home or investment potential. Currently houses a renter.

Key facts

• Laminate in kitchen
• Over 2 acres of land
• Laminate in bathroom

Tags

• HARDWOOD FLOORS
• LAMINATE IN BATHROOM
• LAMINATE IN KITCHEN
• OVER 2 ACRES OF LAND

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#74 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, employment D, amenities F.
• Arkadelphia School District (town): math 28% / reading 28% proficiency, ranked #167 of 238 in AR (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Louisa Perritt Primary (502 students, 65% FRL); Goza Middle School (math 30% / reading 30%, grade F, #139 of 201 statewide, top 71%, 418 students, 57% FRL); Arkadelphia High School (math 14% / reading 28%, grade F, #228 of 292 statewide, top 79%, 586 students, 46% FRL).
• Market conditions: 22 active listings in the ZIP; 12 units permitted in Clark County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($553 loan paydown + $3k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, 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 202 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $31k; list at $80k implies a 161% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 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 1977 — 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 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?
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: 1.37% ✓
• Cap rate: 11.83%
• Cash-on-cash: 19.78%
• DSCR: 1.88
• GRM: 6.1

CMA / ARV

• ARV (median comp): $46,751
• List price: $80,000
• Delta: 71.12%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

3.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.6%
• Equity multiple: 2.62×
• Total profit: $36,383
• Equity at exit: $39,423

10-year hold

• IRR: 27.5%
• Equity multiple: 5.14×
• Total profit: $92,660
• Equity at exit: $63,589

Cash invested: $22,400 (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 71743

• Home prices YoY: 2.6%
• Active inventory: 22
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,098 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$45 /mo · $540/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $369

Break-even live

Break-even rent $630

Max offer price $80,000

Occupancy floor 61%

Sensitivity live

Price	-10% $415	-5% $392	+0% $369	+5% $347	+10% $324
Rent	-10% $283	-5% $326	+0% $369	+5% $413	+10% $456
Rate	-1.0pp $410	-0.5pp $390	base $369	+0.5pp $349	+1.0pp $327

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $80,000 Active 202 DOM
2. 2026-06-19
   days on market $80,000 Active 200 DOM
3. 2026-06-18
   days on market $80,000 Active 199 DOM
4. 2026-06-17
   days on market $80,000 Active 198 DOM
5. 2026-06-16
   days on market $80,000 Active 197 DOM
6. 2026-06-15
   days on market $80,000 Active 196 DOM
7. 2026-06-14
   days on market $80,000 Active 194 DOM
8. 2026-06-12
   days on market $80,000 Active 193 DOM
9. 2026-06-09
   days on market $80,000 Active 190 DOM
10. 2026-06-08
    days on market $80,000 Active 189 DOM
11. 2026-06-07
    days on market $80,000 Active 188 DOM
12. 2026-06-07
    days on market $80,000 Active 187 DOM
13. 2026-06-04
    days on market $80,000 Active 184 DOM
14. 2026-06-02
    days on market $80,000 Active 183 DOM
15. 2026-06-01
    days on market $80,000 Active 182 DOM
16. 2026-05-31
    days on market $80,000 Active 181 DOM
17. 2026-05-31
    days on market $80,000 Active 180 DOM
18. 2026-04-28
    price $80,000 354-char remark

    Show marketing remark (372 chars)

    Great POTENTIAL with hardwood floors throughout main living spaces and laminate in the bathroom and kitchen. Refrigerator and dishwasher will stay but the stove will NOT convey with the property. Over 2 acres of land that would be a great place to spread you wings for a forever home spot, first time home or investment potential. Currently houses a renter. Fixer Upper!!!

19. 2026-04-28
    price $80,000 372-char remark

    Show marketing remark (372 chars)

    Great POTENTIAL with hardwood floors throughout main living spaces and laminate in the bathroom and kitchen. Refrigerator and dishwasher will stay but the stove will NOT convey with the property. Over 2 acres of land that would be a great place to spread you wings for a forever home spot, first time home or investment potential. Currently houses a renter. Fixer Upper!!!

20. 2026-04-08
    listed $90,000 Active 372-char remark

    Show marketing remark (372 chars)

    Great POTENTIAL with hardwood floors throughout main living spaces and laminate in the bathroom and kitchen. Refrigerator and dishwasher will stay but the stove will NOT convey with the property. Over 2 acres of land that would be a great place to spread you wings for a forever home spot, first time home or investment potential. Currently houses a renter. Fixer Upper!!!

21. 2025-12-01
    listed $90,000 New Listing 354-char remark

    Show marketing remark (354 chars)

    Great Potential with hardwood floors throughout main living spaces and laminate in the bathroom and kitchen. Refrigerator and dishwasher will stay but stove will NOT convey with the property. Over 2 acres of land that would be a great place to spread your wings for a forever home spot, first time home or investment potential. Currently houses a renter.

22. 2024-08-19
    historical
23. 2024-06-11
    price $85,000
24. 2024-05-09
    listed $90,000 New Listing
25. 2022-08-25
    historical
26. 2022-04-06
    listed $65,000
27. 1995-10-01
    soldstatus $30,670
28. 1995-10-01
    soldstatus $2,330

ⓘ 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: $540 · $45/mo
• Projected year-2 tax: $540 · $45/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $13,171
• − Mortgage interest: −$4,481
• − Property taxes: −$540
• − Insurance: −$400
• − Repairs & maintenance: −$1,054
• − Management: −$1,054
• − Depreciation: −$2,327
• Taxable income: $3,315
• Est. tax owed @ 24.0%: −$796
• After-tax cash flow: $3,635/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: Arkadelphia School District
• NCES district ID: 0502430
• Math proficiency: 28% ▼ -13.00%
• Reading proficiency: 28% ▼ -12.00%
• Median HH income: $35,116
• Composite: 23.13/100
• National rank: #7954
• State rank: #167 of 238 in AR

Livability — Gurdon

• Score: 69/100
• State rank: #74
• US rank: #8878

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,252

Population outlook (Clark County) Hauer SSP2

• Today (2025): 22,335 people
• By 2030: 22,306 · -0.1%
• By 2040: 21,839 · -2.2%
• By 2050: 21,961 · -1.7%
• By 2075: 24,186 · +8.3%
• By 2100: 25,897 · +15.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 23% Hispanic / Latino 11% Two or more races 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 7% Slovak 3% Scotch-Irish 2%
• Foreign-born: 3% · Canada
• Languages at home: 89% English-only · Spanish 9% Russian/Polish/Slavic 2%

Political lean MEDSL · Clark

• 2024 margin: Strong R (+20.5) · D 38.6% · R 59.1% · Other 2.2%
• 2008→2024 swing: -16.7pp toward R · 2008: -3.8pp · 2024: -20.5pp
• All cycles: 2024: R+20.5 2020: R+14.0 2016: R+9.5 2012: R+6.4 2008: R+3.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.76%
• Current HPI: 149.1405
• 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

+160.8% since first listed

11 events — show timeline

• 2026-04-28 Price Changed $80,000 CARMLS
• 2026-04-28 Price Changed $80,000 HSBOR
• 2026-04-08 Listed $90,000 HSBOR
• 2025-12-01 Listed $90,000 CARMLS
• 2024-08-19 Listing Removed — CARMLS
• 2024-06-11 Price Changed $85,000 CARMLS
• 2024-05-09 Listed $90,000 CARMLS
• 2022-08-25 Listing Removed — CARMLS
• 2022-04-06 Listed $65,000 CARMLS
• 1995-10-01 Sold (Public Records) $2,330 Public Records
• 1995-10-01 Sold (Public Records) $30,670 Public Records

Property tax history

+4.2%/yr

Latest (2025): $540 · +16.4% YoY. Source: county tax records.