145 Waterfowl Way · Lake City, AR 72437

$210,500

3 bd · 2.0 ba · 1,299 sqft · SingleFamily · 108 Days on market

Built 2025 7,840 sqft lot $162/sqft · at area comps Est $208k · at est.

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +8.0/30.0
• ARV discount +6.9/15.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks MLS

Modern, move-in ready, and located in the desirable Lakewood subdivision of Lake City! This 1,299 sq ft home features an open, light-filled layout with cozy caramel cabinetry, bold black hardware, and striking drama marble countertops that elevate the kitchen. Designed for both everyday living and entertaining, this home offers stylish finishes throughout and easy access to local shopping, dining, and amenities. A perfect blend of modern design and convenience schedule your showing today before it's gone!

Key facts

• 7,840 sq ft lot
• Garage
• Built 2025

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-210 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (25.2% below list).
• Recommended offer: $158k (25.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#180 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment D-.
• Riverside School District (rural): math 32% / reading 42% proficiency, ranked #103 of 238 in AR (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Riverside West Elem. School (math 47% / reading 52%, grade D, #93 of 454 statewide, top 23%, 296 students, 56% FRL); Riverside High School (math 27% / reading 40%, grade F, #112 of 292 statewide, top 39%, 331 students, 47% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 34 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $21k appreciation (10.0% local appreciation)).
• Craighead County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Recommended offer $157,500 (25.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.75% ✗
• Cap rate: 5.09%
• Cash-on-cash: -4.29%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (median comp): $207,608
• List price: $210,500
• Delta: 1.39%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
141 Waterfowl Way	0.00mi	3/2.0	1,280 (-2%)	4mo	$208,500	$163	94
143 Waterfowl Way	0.00mi	3/2.0	1,337 (+3%)	2mo	$215,000	$161	94
141 Waterfowl Way Way	0.03mi	3/2.0	1,280 (-2%)	4mo	$208,500	$163	93
137 Waterfowl Way	0.00mi	3/2.0	1,256 (-3%)	6mo	$201,500	$160	89
139 Waterfowl Way	0.00mi	3/2.0	1,247 (-4%)	6mo	$199,500	$160	88
1997 Teal Cv	0.13mi	3/2.0	1,263 (-3%)	2mo	$194,000	$154	87
137 Waterfowl Way	0.05mi	3/2.0	1,256 (-3%)	6mo	$201,000	$160	87
139 Waterfowl Way	0.04mi	3/2.0	1,247 (-4%)	6mo	$199,500	$160	86
2001 Mallard Dr	0.18mi	3/2.0	1,339 (+3%)	7mo	$212,500	$159	81
206 Cherry St	0.15mi	4/1.0 (+1)	1,300 (+0%)	5mo	$159,000	$122	80
106 Stone	0.28mi	3/1.0	1,160 (-11%)	2mo	$121,400	$105	64
100 Dennis St	0.46mi	3/2.0	1,172 (-10%)	8mo	$150,000	$128	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.2%
• Equity multiple: 2.71×
• Total profit: $100,794
• Equity at exit: $189,136

10-year hold

• IRR: 19.2%
• Equity multiple: 6.21×
• Total profit: $307,281
• Equity at exit: $407,349

Cash invested: $58,940 (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 72437

• Home prices YoY: 3.5%
• Active inventory: 34
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,575 medium
• Mortgage (P&I): −$1,104
• Tax est. 1.5%: −$263 /mo · $3,158/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $-210

Break-even live

Break-even rent $1,841

Max offer price $180,045

Occupancy floor —

Sensitivity live

Price	-10% $-65	-5% $-138	+0% $-210	+5% $-283	+10% $-356
Rent	-10% $-335	-5% $-273	+0% $-210	+5% $-148	+10% $-86
Rate	-1.0pp $-104	-0.5pp $-157	base $-210	+0.5pp $-265	+1.0pp $-321

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: $52,625
• Closing costs: $6,315
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1997 Teal Cv Lake City, AR	3.0	2.0	1263	$1,575	$1.25	45d	1	0.16mi

Listing history 24 events

1. 2026-06-21
   days on market $210,500 Active 108 DOM
2. 2026-06-19
   days on market $210,500 Active 106 DOM
3. 2026-06-18
   days on market $210,500 Active 105 DOM
4. 2026-06-17
   days on market $210,500 Active 104 DOM
5. 2026-06-16
   days on market $210,500 Active 103 DOM
6. 2026-06-15
   days on market $210,500 Active 102 DOM
7. 2026-06-14
   days on market $210,500 Active 100 DOM
8. 2026-06-12
   days on market $210,500 Active 99 DOM
9. 2026-06-09
   days on market $210,500 Active 96 DOM
10. 2026-06-08
    days on market $210,500 Active 95 DOM
11. 2026-06-07
    days on market $210,500 Active 94 DOM
12. 2026-06-05
    days on market $210,500 Active 92 DOM
13. 2026-06-04
    days on market $210,500 Active 90 DOM
14. 2026-06-02
    days on market $210,500 Active 89 DOM
15. 2026-06-01
    days on market $210,500 Active 88 DOM
16. 2026-05-31
    days on market $210,500 Active 87 DOM
17. 2026-05-31
    days on market $210,500 Active 86 DOM
18. 2026-04-06
    status Back on Market 510-char remark

    Show marketing remark (510 chars)

    Modern, move-in ready, and located in the desirable Lakewood subdivision of Lake City! This 1,299 sq ft home features an open, light-filled layout with cozy caramel cabinetry, bold black hardware, and striking drama marble countertops that elevate the kitchen. Designed for both everyday living and entertaining, this home offers stylish finishes throughout and easy access to local shopping, dining, and amenities. A perfect blend of modern design and convenience schedule your showing today before it's gone!

19. 2026-04-04
    status Active 514-char remark

    Show marketing remark (514 chars)

    Modern, move-in ready, and located in the desirable Lakewood subdivision of Lake City! This 1,299 sq ft home features an open, light-filled layout with cozy caramel cabinetry, bold black hardware, and striking drama marble countertops that elevate the kitchen. Designed for both everyday living and entertaining, this home offers stylish finishes throughout and easy access to local shopping, dining, and amenities. A perfect blend of modern design and convenience?schedule your showing today before it?s gone!

20. 2026-02-13
    historical 514-char remark

    Show marketing remark (510 chars)

    Modern, move-in ready, and located in the desirable Lakewood subdivision of Lake City! This 1,299 sq ft home features an open, light-filled layout with cozy caramel cabinetry, bold black hardware, and striking drama marble countertops that elevate the kitchen. Designed for both everyday living and entertaining, this home offers stylish finishes throughout and easy access to local shopping, dining, and amenities. A perfect blend of modern design and convenience schedule your showing today before it's gone!

21. 2026-02-13
    status Pending (FC, SS, REO) 510-char remark

    Show marketing remark (510 chars)

    Modern, move-in ready, and located in the desirable Lakewood subdivision of Lake City! This 1,299 sq ft home features an open, light-filled layout with cozy caramel cabinetry, bold black hardware, and striking drama marble countertops that elevate the kitchen. Designed for both everyday living and entertaining, this home offers stylish finishes throughout and easy access to local shopping, dining, and amenities. A perfect blend of modern design and convenience schedule your showing today before it's gone!

22. 2026-02-07
    price $210,500 510-char remark

    Show marketing remark (510 chars)

    Modern, move-in ready, and located in the desirable Lakewood subdivision of Lake City! This 1,299 sq ft home features an open, light-filled layout with cozy caramel cabinetry, bold black hardware, and striking drama marble countertops that elevate the kitchen. Designed for both everyday living and entertaining, this home offers stylish finishes throughout and easy access to local shopping, dining, and amenities. A perfect blend of modern design and convenience schedule your showing today before it's gone!

23. 2026-01-09
    listed $210,500 Active 514-char remark

    Show marketing remark (510 chars)

    Modern, move-in ready, and located in the desirable Lakewood subdivision of Lake City! This 1,299 sq ft home features an open, light-filled layout with cozy caramel cabinetry, bold black hardware, and striking drama marble countertops that elevate the kitchen. Designed for both everyday living and entertaining, this home offers stylish finishes throughout and easy access to local shopping, dining, and amenities. A perfect blend of modern design and convenience schedule your showing today before it's gone!

24. 2026-01-09
    listed $210,000 New Listing 510-char remark

    Show marketing remark (510 chars)

    Modern, move-in ready, and located in the desirable Lakewood subdivision of Lake City! This 1,299 sq ft home features an open, light-filled layout with cozy caramel cabinetry, bold black hardware, and striking drama marble countertops that elevate the kitchen. Designed for both everyday living and entertaining, this home offers stylish finishes throughout and easy access to local shopping, dining, and amenities. A perfect blend of modern design and convenience schedule your showing today before it's gone!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,900
• − Mortgage interest: −$11,791
• − Property taxes: −$3,158
• − Insurance: −$1,052
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − Depreciation: −$6,124
• Taxable loss: −$6,249
• Est. tax savings @ 24.0%: +$1,500
• After-tax cash flow: $-1,026/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: Riverside School District
• NCES district ID: 0500012
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 42% ▼ -9.00%
• Median HH income: $37,959
• Composite: 30.82/100
• National rank: #6136
• State rank: #103 of 238 in AR

Livability — Lake City

• Score: 64/100
• State rank: #180
• US rank: #14568

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake City, AR
• Population (ZIP): 3,386

Population outlook (Craighead County) Hauer SSP2

• Today (2025): 122,235 people
• By 2030: 131,338 · +7.4%
• By 2040: 149,862 · +22.6%
• By 2050: 168,034 · +37.5%
• By 2075: 208,094 · +70.2%
• By 2100: 233,251 · +90.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Black 1%
• Common ancestry: Italian 2% Slovak 2% Iranian 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Craighead

• 2024 margin: Solid R (+37.4) · D 30.1% · R 67.5% · Other 2.4%
• 2008→2024 swing: -12.9pp toward R · 2008: -24.5pp · 2024: -37.4pp
• All cycles: 2024: R+37.4 2020: R+35.4 2016: R+35.2 2012: R+31.1 2008: R+24.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.97%
• Current HPI: 295.1637
• 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

+0.2% since first listed

7 events — show timeline

• 2026-04-06 Relisted — CARMLS
• 2026-04-04 Relisted — NEABOR MLS
• 2026-02-13 Delisted — NEABOR MLS
• 2026-02-13 Pending — CARMLS
• 2026-02-07 Price Changed $210,500 CARMLS
• 2026-01-09 Listed $210,500 NEABOR MLS
• 2026-01-09 Listed $210,000 CARMLS