581 Sarten Ln · Caulksville, AR 72943

$26,500

1 bd · 1.0 ba · 984 sqft · SingleFamily public records

↓ 6% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Schools +3.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Older Farmhouse 984 Sq feet needs work on 3 acres a few of out buildings. 26,500 needs work and clean up!!!!

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $26k.

Deal economics

• At list price, monthly cash flow is $520 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($875 rent vs $26k).

Location & tenants

• Location reads 58/100 on livability (#317 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: employment D+, schools F, crime F.
• County Line School District (rural): math 40% / reading 47% proficiency, ranked #45 of 238 in AR (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 22 active listings in the ZIP; 11 units permitted in Logan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $545 of equity ($183 loan paydown + $362 appreciation (1.4% local appreciation)).
• Logan County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

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 $26,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 3.30% ✓
• Cap rate: 29.83%
• Cash-on-cash: 84.06%
• DSCR: 4.74
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 87.3%
• Equity multiple: 5.59×
• Total profit: $34,083
• Equity at exit: $9,553

10-year hold

• IRR: 87.9%
• Equity multiple: 11.50×
• Total profit: $77,902
• Equity at exit: $13,097

Cash invested: $7,420 (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 72943

• Home prices YoY: 0.9%
• Active inventory: 22
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $875 medium
• Mortgage (P&I): −$139
• Tax from tax record: −$21 /mo · $254/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $520

Break-even live

Break-even rent $217

Max offer price $26,500

Occupancy floor 36%

Sensitivity live

Price	-10% $535	-5% $527	+0% $520	+5% $512	+10% $505
Rent	-10% $451	-5% $485	+0% $520	+5% $554	+10% $589
Rate	-1.0pp $533	-0.5pp $527	base $520	+0.5pp $513	+1.0pp $506

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: $6,625
• Closing costs: $795
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2023-11-02
   soldstatus $25,000
2. 2023-09-29
   historical
3. 2023-09-18
   listed $26,500

ⓘ 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: $254 · $21/mo
• Projected year-2 tax: $254 · $21/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 2/10 Low 100% 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: $10,495
• − Mortgage interest: −$1,484
• − Property taxes: −$254
• − Insurance: −$132
• − Repairs & maintenance: −$840
• − Management: −$840
• − Depreciation: −$771
• Taxable income: $6,174
• Est. tax owed @ 24.0%: −$1,482
• After-tax cash flow: $4,756/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: County Line School District
• NCES district ID: 0504740
• Math proficiency: 40% ▼ -22.00%
• Reading proficiency: 47% ▼ -11.00%
• Median HH income: $42,057
• Composite: 36.61/100
• National rank: #4623
• State rank: #45 of 238 in AR

Livability — Caulksville

• Score: 58/100
• State rank: #317
• US rank: #21060

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

• Population (ZIP): 2,511

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 (92%)
• Race & ethnicity: White 92% Two or more races 3% Asian 2% Hispanic / Latino 2% Black 2%
• Common ancestry: Iranian 3% Slovak 1% Italian 1%
• Foreign-born: 2%
• Languages at home: 97% English-only · Other Asian/Pacific 2% Spanish 0%

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: ▲ 1.36%
• Current HPI: 151.1399
• 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

-5.7% since first listed

3 events — show timeline

• 2023-11-02 Sold (Public Records) $25,000 Public Records
• 2023-09-29 Listing Removed — CARMLS
• 2023-09-18 Listed $26,500 CARMLS

Property tax history

+1.6%/yr

Latest (2025): $254 · +9.9% YoY. Source: county tax records.