77 Mcneely Rd · Gum Springs, AR 71923

$99,000

3 bd · 1.0 ba · 1,288 sqft · SingleFamily public records · 18 Days on market

Built 1965 3.85 ac lot

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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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3BR/1BA Ranch style brick home awaits you w/ spacious shaded 3.85 acres. Open your front door to Living Room w/ plank flooring, pretty picture window. L-shaped kitchen w/ tons of cabinet storage. Cook's delight w/ gas top range and wall oven. Separate laundry off kitchen. DR off kitchen and LR make for easy entertaining. Tiled flooring BA. 16x24 Metal siding shop w/ concrete floor. Gorgeous Trees including 2 Chestnut Trees. 6 miles from town, close to I-30.Precious home, move in ready! Call Today!

Key facts

• 16x24 metal shop
• L-shaped kitchen
• Large picture window

Tags

• BRICK RANCH
• LARGE PICTURE WINDOW
• L-SHAPED KITCHEN
• DEDICATED DINING AREA
• SPACIOUS LAUNDRY AND MUDROOM
• 16X24 METAL SHOP

Property features AI

Finance

• Other: Approximately 3.85 acres
• Financial info: Annual taxes listed

Exterior

• Parking: Carport
• Utilities: Utilities: Other (see remarks)
• Home design: Single-family property
• Construction: Architectural shingle roof; Slab foundation
• Exterior features: Brick exterior; Level lot; Gravel and paved road access

Interior

• Kitchen: Gas range; Electric range; Dishwasher
• Flooring: Wood flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Wood and tile floors; Central heat; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#308 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D+, schools F, crime 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.
• Market conditions: 130 active listings in the ZIP; 12 units permitted in Clark County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask is 10% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.17% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.07%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -1.2%
• Equity multiple: 0.96×
• Total profit: $-1,213
• Equity at exit: $14,761

10-year hold

• IRR: 8.5%
• Equity multiple: 1.65×
• Total profit: $18,087
• Equity at exit: $8,560

Cash invested: $27,720 (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 71923

• Home prices YoY: -21.8%
• Active inventory: 130
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,160 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $233

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 75%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-12
   statusdays on market $99,000 Under Contract 18 DOM
2. 2026-06-09
   days on market $99,000 Back on Market 16 DOM
3. 2026-06-08
   days on market $99,000 Back on Market 15 DOM
4. 2026-06-07
   days on market $99,000 Back on Market 14 DOM
5. 2026-06-07
   statusdays on market $99,000 Back on Market 13 DOM
6. 2026-05-09
   listed $90,000 New Listing 1065-char remark
7. 2022-09-23
   soldstatus $144,480 Sold 502-char remark

   Show marketing remark (502 chars)

   3BR/1BA Ranch style brick home awaits you w/ spacious shaded 3.85 acres. Open your front door to Living Room w/ plank flooring, pretty picture window. L-shaped kitchen w/ tons of cabinet storage. Cook's delight w/ gas top range and wall oven. Separate laundry off kitchen. DR off kitchen and LR make for easy entertaining. Tiled flooring BA. 16x24 Metal siding shop w/ concrete floor. Gorgeous Trees including 2 Chestnut Trees. 6 miles from town, close to I-30.Precious home, move in ready! Call Today!

8. 2022-09-23
   soldstatus $145,000

   Show marketing remark (502 chars)

   3BR/1BA Ranch style brick home awaits you w/ spacious shaded 3.85 acres. Open your front door to Living Room w/ plank flooring, pretty picture window. L-shaped kitchen w/ tons of cabinet storage. Cook's delight w/ gas top range and wall oven. Separate laundry off kitchen. DR off kitchen and LR make for easy entertaining. Tiled flooring BA. 16x24 Metal siding shop w/ concrete floor. Gorgeous Trees including 2 Chestnut Trees. 6 miles from town, close to I-30.Precious home, move in ready! Call Today!

9. 2022-09-19
   status Under Contract 502-char remark

   Show marketing remark (502 chars)

   3BR/1BA Ranch style brick home awaits you w/ spacious shaded 3.85 acres. Open your front door to Living Room w/ plank flooring, pretty picture window. L-shaped kitchen w/ tons of cabinet storage. Cook's delight w/ gas top range and wall oven. Separate laundry off kitchen. DR off kitchen and LR make for easy entertaining. Tiled flooring BA. 16x24 Metal siding shop w/ concrete floor. Gorgeous Trees including 2 Chestnut Trees. 6 miles from town, close to I-30.Precious home, move in ready! Call Today!

10. 2022-08-17
    historical Take Backups 502-char remark

    Show marketing remark (502 chars)

    3BR/1BA Ranch style brick home awaits you w/ spacious shaded 3.85 acres. Open your front door to Living Room w/ plank flooring, pretty picture window. L-shaped kitchen w/ tons of cabinet storage. Cook's delight w/ gas top range and wall oven. Separate laundry off kitchen. DR off kitchen and LR make for easy entertaining. Tiled flooring BA. 16x24 Metal siding shop w/ concrete floor. Gorgeous Trees including 2 Chestnut Trees. 6 miles from town, close to I-30.Precious home, move in ready! Call Today!

11. 2022-07-20
    listed $157,900 New Listing 502-char remark

    Show marketing remark (502 chars)

    3BR/1BA Ranch style brick home awaits you w/ spacious shaded 3.85 acres. Open your front door to Living Room w/ plank flooring, pretty picture window. L-shaped kitchen w/ tons of cabinet storage. Cook's delight w/ gas top range and wall oven. Separate laundry off kitchen. DR off kitchen and LR make for easy entertaining. Tiled flooring BA. 16x24 Metal siding shop w/ concrete floor. Gorgeous Trees including 2 Chestnut Trees. 6 miles from town, close to I-30.Precious home, move in ready! Call Today!

12. 2018-10-29
    soldstatus $70,000
13. 2018-10-25
    soldstatus $70,000

    Show marketing remark (1194 chars)

    BRAND NEW PRICE REDUCTION --- Originally $87,500. --- Then $77,450. --- and NOW, ONLY $74,950.! Come SEE, come BUY! A BRICK HOME with 'covered' parking, a DETACHED SHOP BUILDING (16' x 24') on slab with metal siding --- ALL ON 3.85 ACRES, more or less, located less than 6 miles West/Southwest of Arkadelphia in the Central/Gum Springs area of Clark County --- West of Interstate 30. Two different ways to access! You may either access this Property, directly off of I-30 at the Gum Springs Interstate Exit -or- access this Property off of Hwy 26/51 West of Arkadelphia. If you access this Property off of I-30, at the Gum Springs exit, turn onto the Southwest Interstate 'service road', which is Echols Road --- located to the right of the entrance ramp to I-30, Westbound lane. This 'service road' (Echols Road) curves around and leads to the intersection of Central Road and Echols Road, less than 1 mile away. Turn left onto Central Road and follow about one-half mile to where McNeely Road and Central Road fork/intersect. Subject Property address is 77 McNeely Road. If you access this Property West of Arkadelphia, off of Hwy. 26/51, you will turn left (South) off of Hwy. 26/51 ab

14. 2018-01-30
    listed $74,950

    Show marketing remark (1194 chars)

    BRAND NEW PRICE REDUCTION --- Originally $87,500. --- Then $77,450. --- and NOW, ONLY $74,950.! Come SEE, come BUY! A BRICK HOME with 'covered' parking, a DETACHED SHOP BUILDING (16' x 24') on slab with metal siding --- ALL ON 3.85 ACRES, more or less, located less than 6 miles West/Southwest of Arkadelphia in the Central/Gum Springs area of Clark County --- West of Interstate 30. Two different ways to access! You may either access this Property, directly off of I-30 at the Gum Springs Interstate Exit -or- access this Property off of Hwy 26/51 West of Arkadelphia. If you access this Property off of I-30, at the Gum Springs exit, turn onto the Southwest Interstate 'service road', which is Echols Road --- located to the right of the entrance ramp to I-30, Westbound lane. This 'service road' (Echols Road) curves around and leads to the intersection of Central Road and Echols Road, less than 1 mile away. Turn left onto Central Road and follow about one-half mile to where McNeely Road and Central Road fork/intersect. Subject Property address is 77 McNeely Road. If you access this Property West of Arkadelphia, off of Hwy. 26/51, you will turn left (South) off of Hwy. 26/51 ab

15. 2011-06-09
    soldstatus $72,000
16. 2000-02-25
    soldstatus $74,000
17. 1995-10-01
    soldstatus $53,000
18. 1990-10-01
    soldstatus $39,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $13,925
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,114
• − Management: −$1,114
• − Depreciation: −$2,880
• Taxable income: $1,291
• Est. tax owed @ 24.0%: −$310
• After-tax cash flow: $2,481/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 — Gum Springs

• Score: 59/100
• State rank: #308
• US rank: #20583

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,374

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: Predominantly White (68%)
• Race & ethnicity: White 68% Black 25% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Slovak 2% Lithuanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

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: ▼ -58.38%
• Current HPI: 209.8396
• 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

+153.8% since first listed

17 events — show timeline

• 2026-06-11 Pending — CARMLS
• 2026-06-05 Relisted — CARMLS
• 2026-05-21 Pending — CARMLS
• 2026-05-20 Price Changed $99,000 CARMLS
• 2026-05-09 Listed $90,000 CARMLS
• 2022-09-23 Sold (Public Records) $145,000 Public Records
• 2022-09-23 Sold (MLS) $144,480 CARMLS
• 2022-09-19 Pending — CARMLS
• 2022-08-17 Contingent — CARMLS
• 2022-07-20 Listed $157,900 CARMLS
• 2018-10-29 Sold (Public Records) $70,000 Public Records
• 2018-10-25 Sold (MLS) $70,000 CARMLS
• 2018-01-30 Listed $74,950 CARMLS
• 2011-06-09 Sold (Public Records) $72,000 Public Records
• 2000-02-25 Sold (Public Records) $74,000 Public Records
• 1995-10-01 Sold (Public Records) $53,000 Public Records
• 1990-10-01 Sold (Public Records) $39,000 Public Records

Property tax history

-6.8%/yr

Latest (2025): $114 · -20.1% YoY. Source: county tax records.