119 Chessmond Ferry Rd · Calico Rock, AR 72519

$40,000

2 bd · 1.0 ba · 1,394 sqft · SingleFamily public records · 53 Days on market

8,712 sqft lot $29/sqft · 54% below 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investor opportunity! This 2-bedroom, 1.5-bath home sits on two lots (approx. 0.2 acres) in Calico Rock, Arkansas. Located on a paved street, this property is just minutes from the White River and other local attractions. This fixer-upper home features 1,394 square feet of living space and needs extensive work; however, it provides excellent value at only $40,000. This property is perfect for investors, flippers, or DIY buyers that are seeking affordable entry into the Ozark real estate market.

Key facts

• 8,712 sq ft lot
• Parking
• Listed 52 days

Property features AI

Exterior

• Parking: 1-car parking
• Utilities: Public sewer; Public water; Electric service (Municipal/Entergy); Propane/butane gas (tank owned)
• Home design: Frame construction
• Construction: Frame exterior; Composition roof; Piers foundation
• Exterior features: Level, corner lot; 60 x 80 lot; Inside city limits; Paved road access

Interior

• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Window air-conditioning units; No central heating
• Interior features: Wood and vinyl floors; Wood-burning stove

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#55 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Calico Rock School District (rural): math 33% / reading 41% proficiency, ranked #108 of 238 in AR (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 51 active listings in the ZIP; 6 units permitted in Izard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($277 loan paydown + $1k appreciation (3.3% local appreciation)).
• Izard County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.3% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $40k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 2.53% ✓
• Cap rate: 22.63%
• Cash-on-cash: 58.35%
• DSCR: 3.60
• GRM: 3.3

CMA / ARV

• ARV (median comp): $87,678
• List price: $40,000
• Delta: -54.38%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
279 Chessmond Ferry Rd	0.15mi	2/2.0	1,427 (+2%)	1mo	$150,075	$105	84

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

Projected returns pro-forma

3.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 63.5%
• Equity multiple: 4.58×
• Total profit: $40,045
• Equity at exit: $18,563

10-year hold

• IRR: 62.8%
• Equity multiple: 9.33×
• Total profit: $93,293
• Equity at exit: $29,065

Cash invested: $11,200 (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 72519

• Home prices YoY: 1.1%
• Active inventory: 51
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,010 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$27 /mo · $326/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $545

Break-even live

Break-even rent $321

Max offer price $40,000

Occupancy floor 41%

Sensitivity live

Price	-10% $567	-5% $556	+0% $545	+5% $533	+10% $522
Rent	-10% $465	-5% $505	+0% $545	+5% $584	+10% $624
Rate	-1.0pp $565	-0.5pp $555	base $545	+0.5pp $534	+1.0pp $524

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $40,000 Active 53 DOM
2. 2026-06-18
   days on market $40,000 Active 52 DOM
3. 2026-06-17
   days on market $40,000 Active 51 DOM
4. 2026-06-16
   days on market $40,000 Active 50 DOM
5. 2026-06-15
   days on market $40,000 Active 49 DOM
6. 2026-06-14
   days on market $40,000 Active 47 DOM
7. 2026-06-12
   days on market $40,000 Active 46 DOM
8. 2026-06-09
   days on market $40,000 Active 43 DOM
9. 2026-06-08
   days on market $40,000 Active 42 DOM
10. 2026-06-07
    days on market $40,000 Active 41 DOM
11. 2026-06-07
    days on market $40,000 Active 40 DOM
12. 2026-06-04
    days on market $40,000 Active 37 DOM
13. 2026-06-02
    days on market $40,000 Active 36 DOM
14. 2026-06-01
    days on market $40,000 Active 35 DOM
15. 2026-05-31
    days on market $40,000 Active 34 DOM
16. 2026-05-31
    days on market $40,000 Active 33 DOM
17. 2026-04-22
    listed $40,000 New Listing 499-char remark
18. 1988-08-01
    soldstatus $20,000

ⓘ 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: $326 · $27/mo
• Projected year-2 tax: $326 · $27/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 · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $12,124
• − Mortgage interest: −$2,241
• − Property taxes: −$326
• − Insurance: −$200
• − Repairs & maintenance: −$970
• − Management: −$970
• − Depreciation: −$1,164
• Taxable income: $6,254
• Est. tax owed @ 24.0%: −$1,501
• After-tax cash flow: $5,034/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: Calico Rock School District
• NCES district ID: 0503840
• Math proficiency: 33% ▼ -24.00%
• Reading proficiency: 41% ▼ -9.00%
• Median HH income: $35,470
• Composite: 30.59/100
• National rank: #6197
• State rank: #108 of 238 in AR

Livability — Calico Rock

• Score: 70/100
• State rank: #55
• US rank: #7756

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Calico Rock, AR
• Population (ZIP): 2,897

Population outlook (Izard County) Hauer SSP2

• Today (2025): 13,018 people
• By 2030: 12,761 · -2.0%
• By 2040: 12,331 · -5.3%
• By 2050: 12,041 · -7.5%
• By 2075: 11,516 · -11.5%
• By 2100: 10,549 · -19.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Two or more races 19% Black 7% Hispanic / Latino 5%
• Common ancestry: Serbian 2% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Arabic 2% Spanish 1%

Political lean MEDSL · Izard

• 2024 margin: Solid R (+65.9) · D 16.0% · R 81.9% · Other 2.1%
• 2008→2024 swing: -39.1pp toward R · 2008: -26.9pp · 2024: -65.9pp
• All cycles: 2024: R+65.9 2020: R+62.1 2016: R+54.3 2012: R+37.8 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.26%
• Current HPI: 299.2672
• 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

+100.0% since first listed

2 events — show timeline

• 2026-04-22 Listed $40,000 CARMLS
• 1988-08-01 Sold (Public Records) $20,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $326 · +7.2% YoY. Source: county tax records.