15531 James Hattabaugh Rd · Booneville, AR 72927

$1

3 bd · 3.0 ba · 3,352 sqft · SingleFamily public records · 47 Days on market

Built 1995 420 ac lot

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Appreciation +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Estate Auction including this prime real estate on May 30th, 2026 @ 9 am. OPEN TO PRE-AUCTION OFFERS Welcome to an exceptional 420± acre ranch in Western Arkansas offering breathtaking mountain views and nearly a mile of frontage along the scenic Petit Jean River. This rare property combines natural beauty, income potential, and functional improvements, making it ideal for a working ranch, recreational retreat, or private estate. The 3,352 sq ft home features 3 bedrooms and 3 bathrooms with a spacious layout designed for comfort and entertaining, while the in-ground pool provides the perfect place to unwind and take in the surrounding landscape. The land is a true standout, with multiple ponds, lush pasture, and a mix of open ground and timber that creates prime habitat for abundant wildlife including whitetail deer, turkey, and more—making this a premier Arkansas hunting property. Improvements include a large shop, equipment barn, and two additional rent houses that offer excellent income-producing potential or space for guests and family. Located just 45 minutes from both Fort Smith and Mena, Arkansas, this property offers the perfect balance of privacy and convenience. Enjoy easy access to outdoor recreation in the Ouachita National Forest, the Ozark Mountains, and nearby lakes and trails, all while being within reach of shopping, dining, and regional amenities. Whether you’re searching for Arkansas land for sale, riverfront property, a cattle ranch, or a recreational getaway, this one checks every box.

Key facts

• 420 acre lot
• Pool
• Built 1995

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $1 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).
• Cap rate 1233924.3% vs local median 3.7% in Booneville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#34 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D-, crime D-, amenities F.
• Mansfield School District (rural): math 37% / reading 34% proficiency, ranked #110 of 238 in AR (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 79 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $0 of loan paydown is wiped out by about $0 of value loss. Plan a longer hold.
• Scott County population projected at -42% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $1

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D 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. 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?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 130161.00% ✓
• Cap rate: 1233924.28%
• Cash-on-cash: 4406849.95%
• DSCR: 196081.03
• GRM: 0.0

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: —
• Equity multiple: 233966.07×
• Total profit: $65,510
• Equity at exit: $0

10-year hold

• IRR: —
• Equity multiple: 505196.46×
• Total profit: $141,455
• Equity at exit: $0

Cash invested: $0 (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 72927

• Home prices YoY: -2.1%
• Active inventory: 79

Monthly cashflow live

• Estimated rent: $1,302 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $1,028

Break-even live

Break-even rent —

Max offer price $1

Occupancy floor 16%

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-04
   days on market $1 Active 47 DOM
2. 2026-06-02
   days on market $1 Active 46 DOM
3. 2026-06-01
   days on market $1 Active 45 DOM
4. 2026-05-31
   days on market $1 Active 44 DOM
5. 2026-05-31
   days on market $1 Active 43 DOM
6. 2026-04-13
   listed $1 Active 1551-char remark

   Show marketing remark (1551 chars)

   Estate Auction including this prime real estate on May 30th, 2026 @ 9 am. OPEN TO PRE-AUCTION OFFERS Welcome to an exceptional 420± acre ranch in Western Arkansas offering breathtaking mountain views and nearly a mile of frontage along the scenic Petit Jean River. This rare property combines natural beauty, income potential, and functional improvements, making it ideal for a working ranch, recreational retreat, or private estate. The 3,352 sq ft home features 3 bedrooms and 3 bathrooms with a spacious layout designed for comfort and entertaining, while the in-ground pool provides the perfect place to unwind and take in the surrounding landscape. The land is a true standout, with multiple ponds, lush pasture, and a mix of open ground and timber that creates prime habitat for abundant wildlife including whitetail deer, turkey, and more—making this a premier Arkansas hunting property. Improvements include a large shop, equipment barn, and two additional rent houses that offer excellent income-producing potential or space for guests and family. Located just 45 minutes from both Fort Smith and Mena, Arkansas, this property offers the perfect balance of privacy and convenience. Enjoy easy access to outdoor recreation in the Ouachita National Forest, the Ozark Mountains, and nearby lakes and trails, all while being within reach of shopping, dining, and regional amenities. Whether you’re searching for Arkansas land for sale, riverfront property, a cattle ranch, or a recreational getaway, this one checks every box.

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥113°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $15,619
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − Depreciation: −$0
• Taxable income: $13,120
• Est. tax owed @ 24.0%: −$3,149
• After-tax cash flow: $9,190/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: Mansfield School District
• NCES district ID: 0509330
• Math proficiency: 37% ▼ -8.00%
• Reading proficiency: 34% ▼ -8.00%
• Median HH income: $46,056
• Composite: 30.41/100
• National rank: #6245
• State rank: #110 of 238 in AR

Livability — Booneville

• Score: 72/100
• State rank: #34
• US rank: #6310

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,314

Population outlook (Scott County) Hauer SSP2

• Today (2025): 8,981 people
• By 2030: 8,188 · -8.8%
• By 2040: 6,675 · -25.7%
• By 2050: 5,228 · -41.8%
• By 2075: 2,745 · -69.4%
• By 2100: 1,302 · -85.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 9% Hispanic / Latino 5% Black 3%
• Common ancestry: Italian 2% Romanian 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Scott

• 2024 margin: Solid R (+73.5) · D 12.6% · R 86.1% · Other 1.4%
• 2008→2024 swing: -30.0pp toward R · 2008: -43.5pp · 2024: -73.5pp
• All cycles: 2024: R+73.5 2020: R+69.8 2016: R+62.0 2012: R+47.7 2008: R+43.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.71%
• Current HPI: 221.23
• 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

Property tax history

+3.5%/yr

Latest (2025): $2,143 · +23.7% YoY. Source: county tax records.