1424 Northwoods Dr · Alma, AR 72921

$226,500

3 bd · 2.0 ba · 1,798 sqft · SingleFamily public records · 85 Days on market

Built 1990 10,018 sqft lot $126/sqft · 18% below area Est $277k · 18% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.6/30.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-In Ready Home on a Large Cul-de-Sac Lot! This charming, well-maintained home offers privacy and space, backing up to green space with no rear neighbors. Enjoy the quiet covered deck built with durable Trex decking—perfect for relaxing or entertaining. Inside, the home feels bright and spacious with an open layout that connects the kitchen, dining, and living room. Appliances are included! A versatile bonus room off the living area can serve as an office or extra storage. The fenced backyard provides room for pets, and the workshop with 220 power and drive-up access is ideal for hobbies or projects. Major updates include breaker box, HVAC, and water heater within the last three years. Accessible ramps will be removed before closing. A perfect blend of comfort, function, and location—this move-in ready home is waiting for you!

Key facts

• Quiet covered deck
• Large cul-de-sac lot
• Open layout

Tags

• LARGE CUL-DE-SAC LOT
• BACKS UP TO GREEN SPACE
• QUIET COVERED DECK
• DURABLE TREX DECKING
• OPEN LAYOUT
• VERSATILE BONUS ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $226k.

Deal economics

• At list price, monthly cash flow is $-155 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (12.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (31.5% below list).
• Recommended offer: $155k (31.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.2% in Alma — 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 62/100 on livability (#223 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+; Watch: crime C-, schools D, amenities F.
• Alma School District (suburban): math 34% / reading 37% proficiency, ranked #111 of 238 in AR (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 106 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 47 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Crawford County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago 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.
• Current owner paid $189k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $155,092 (31.5% 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 85 days. Have you received any prior offers? Is the seller open to a 32% 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: 0.68% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.93%
• DSCR: 0.87
• GRM: 12.2

CMA / ARV

• ARV (median comp): $276,628
• List price: $226,500
• Delta: -18.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1327 Springdale Dr	0.14mi	3/2.0	1,909 (+6%)	8mo	$339,000	$178	77
1314 Big Oak Dr	0.39mi	3/2.0	1,709 (-5%)	3mo	$337,900	$198	71
1611 Kimberling Hill Dr	0.22mi	3/2.0	1,620 (-10%)	5mo	$229,000	$141	69
1317 Big Oak Dr	0.41mi	4/2.0 (+1)	1,827 (+2%)	9mo	$354,900	$194	65
1831 Maple Shade Rd	0.74mi	3/2.0	1,788 (-1%)	5mo	$256,500	$143	60
1363 Red Oak Dr	0.58mi	3/2.0	1,655 (-8%)	4mo	$243,600	$147	57
823 Live Oak Way	0.54mi	3/2.0	1,706 (-5%)	11mo	$255,000	$149	57
1232 Big Oak Dr	0.42mi	4/2.0 (+1)	1,682 (-6%)	10mo	$240,000	$143	56
820 Avondale Dr	0.50mi	3/2.5	1,702 (-5%)	12mo	$332,000	$195	56
926 Collum Ln	0.71mi	3/2.0	1,705 (-5%)	3mo	$280,000	$164	56
815 Avondale Dr	0.52mi	3/2.0	1,569 (-13%)	2mo	$305,995	$195	53
801 Avondale Dr	0.55mi	3/2.0	1,565 (-13%)	9mo	$305,000	$195	45

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

Projected returns pro-forma

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

5-year hold

• IRR: -21.2%
• Equity multiple: 0.26×
• Total profit: $-46,665
• Equity at exit: $33,772

10-year hold

• IRR: -14.9%
• Equity multiple: 0.15×
• Total profit: $-53,714
• Equity at exit: $19,584

Cash invested: $63,420 (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 72921

• Home prices YoY: -5.6%
• Active inventory: 106
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,551 medium
• Mortgage (P&I): −$1,188
• Tax from tax record: −$98 /mo · $1,177/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $-155

Break-even live

Break-even rent $1,747

Max offer price $199,118

Occupancy floor —

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: $56,625
• Closing costs: $6,795
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1102 Red Oak Dr Alma, AR	3.0	2.0	1610	$1,600	$0.99	21d	1	0.58mi
1232 Maple Ridge Rd Unit 1236 Alma, AR	3.0	2.5	1667	$1,500	$0.90	43d	1	0.63mi

Listing history 22 events

1. 2026-04-02
   price $226,500 853-char remark

   Show marketing remark (853 chars)

   Move-In Ready Home on a Large Cul-de-Sac Lot! This charming, well-maintained home offers privacy and space, backing up to green space with no rear neighbors. Enjoy the quiet covered deck built with durable Trex decking—perfect for relaxing or entertaining. Inside, the home feels bright and spacious with an open layout that connects the kitchen, dining, and living room. Appliances are included! A versatile bonus room off the living area can serve as an office or extra storage. The fenced backyard provides room for pets, and the workshop with 220 power and drive-up access is ideal for hobbies or projects. Major updates include breaker box, HVAC, and water heater within the last three years. Accessible ramps will be removed before closing. A perfect blend of comfort, function, and location—this move-in ready home is waiting for you!

2. 2026-04-02
   price $226,500 853-char remark

   Show marketing remark (853 chars)

   Move-In Ready Home on a Large Cul-de-Sac Lot! This charming, well-maintained home offers privacy and space, backing up to green space with no rear neighbors. Enjoy the quiet covered deck built with durable Trex decking—perfect for relaxing or entertaining. Inside, the home feels bright and spacious with an open layout that connects the kitchen, dining, and living room. Appliances are included! A versatile bonus room off the living area can serve as an office or extra storage. The fenced backyard provides room for pets, and the workshop with 220 power and drive-up access is ideal for hobbies or projects. Major updates include breaker box, HVAC, and water heater within the last three years. Accessible ramps will be removed before closing. A perfect blend of comfort, function, and location—this move-in ready home is waiting for you!

3. 2026-03-27
   price $229,000 853-char remark

   Show marketing remark (853 chars)

   Move-In Ready Home on a Large Cul-de-Sac Lot! This charming, well-maintained home offers privacy and space, backing up to green space with no rear neighbors. Enjoy the quiet covered deck built with durable Trex decking—perfect for relaxing or entertaining. Inside, the home feels bright and spacious with an open layout that connects the kitchen, dining, and living room. Appliances are included! A versatile bonus room off the living area can serve as an office or extra storage. The fenced backyard provides room for pets, and the workshop with 220 power and drive-up access is ideal for hobbies or projects. Major updates include breaker box, HVAC, and water heater within the last three years. Accessible ramps will be removed before closing. A perfect blend of comfort, function, and location—this move-in ready home is waiting for you!

4. 2026-03-25
   price $229,000 853-char remark

   Show marketing remark (853 chars)

   Move-In Ready Home on a Large Cul-de-Sac Lot! This charming, well-maintained home offers privacy and space, backing up to green space with no rear neighbors. Enjoy the quiet covered deck built with durable Trex decking—perfect for relaxing or entertaining. Inside, the home feels bright and spacious with an open layout that connects the kitchen, dining, and living room. Appliances are included! A versatile bonus room off the living area can serve as an office or extra storage. The fenced backyard provides room for pets, and the workshop with 220 power and drive-up access is ideal for hobbies or projects. Major updates include breaker box, HVAC, and water heater within the last three years. Accessible ramps will be removed before closing. A perfect blend of comfort, function, and location—this move-in ready home is waiting for you!

5. 2026-03-03
   listed $233,000 Active 853-char remark

   Show marketing remark (853 chars)

   Move-In Ready Home on a Large Cul-de-Sac Lot! This charming, well-maintained home offers privacy and space, backing up to green space with no rear neighbors. Enjoy the quiet covered deck built with durable Trex decking—perfect for relaxing or entertaining. Inside, the home feels bright and spacious with an open layout that connects the kitchen, dining, and living room. Appliances are included! A versatile bonus room off the living area can serve as an office or extra storage. The fenced backyard provides room for pets, and the workshop with 220 power and drive-up access is ideal for hobbies or projects. Major updates include breaker box, HVAC, and water heater within the last three years. Accessible ramps will be removed before closing. A perfect blend of comfort, function, and location—this move-in ready home is waiting for you!

6. 2026-03-03
   listed $233,000 Active 853-char remark

   Show marketing remark (853 chars)

   Move-In Ready Home on a Large Cul-de-Sac Lot! This charming, well-maintained home offers privacy and space, backing up to green space with no rear neighbors. Enjoy the quiet covered deck built with durable Trex decking—perfect for relaxing or entertaining. Inside, the home feels bright and spacious with an open layout that connects the kitchen, dining, and living room. Appliances are included! A versatile bonus room off the living area can serve as an office or extra storage. The fenced backyard provides room for pets, and the workshop with 220 power and drive-up access is ideal for hobbies or projects. Major updates include breaker box, HVAC, and water heater within the last three years. Accessible ramps will be removed before closing. A perfect blend of comfort, function, and location—this move-in ready home is waiting for you!

7. 2025-09-18
   price $233,500
8. 2025-09-18
   price $233,500
9. 2025-08-28
   listed $237,000 Active
10. 2025-07-31
    price $232,500
11. 2025-07-31
    price $232,500
12. 2025-05-27
    price $237,500
13. 2025-05-27
    price $237,500
14. 2025-05-15
    listed $242,500 Active
15. 2022-05-20
    soldstatus $189,000
16. 2022-05-20
    soldstatus $189,000
17. 2022-03-28
    listed $185,000
18. 2020-04-24
    soldstatus $137,500
19. 2020-04-24
    soldstatus $137,500
20. 2020-01-10
    listed $144,900
21. 2008-01-04
    soldstatus $103,000
22. 1999-12-13
    soldstatus $77,970

ⓘ 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: $1,177 · $98/mo
• Projected year-2 tax: $1,450 · $121/mo
• Expected delta: +$273/yr (+$23/mo · 23.2%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,611
• − Mortgage interest: −$12,688
• − Property taxes: −$1,177
• − Insurance: −$1,132
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − Depreciation: −$6,589
• Taxable loss: −$5,953
• Est. tax savings @ 24.0%: +$1,429
• After-tax cash flow: $-431/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: Alma School District
• NCES district ID: 0502250
• Math proficiency: 34% ▼ -17.00%
• Reading proficiency: 37% ▼ -7.00%
• Median HH income: $45,566
• Composite: 30.34/100
• National rank: #6264
• State rank: #111 of 238 in AR

Livability — Alma

• Score: 62/100
• State rank: #223
• US rank: #17089

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alma, AR
• Population (ZIP): 12,827

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 62,108 people
• By 2030: 61,519 · -0.9%
• By 2040: 59,735 · -3.8%
• By 2050: 57,521 · -7.4%
• By 2075: 53,143 · -14.4%
• By 2100: 49,596 · -20.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Black 2% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Serbian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+58.2) · D 19.9% · R 78.1% · Other 2.0%
• 2008→2024 swing: -12.1pp toward R · 2008: -46.0pp · 2024: -58.2pp
• All cycles: 2024: R+58.2 2020: R+56.7 2016: R+55.0 2012: R+49.9 2008: R+46.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -14.80%
• Current HPI: 249.3307
• 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

+190.5% since first listed

22 events — show timeline

• 2026-04-02 Price Changed $226,500 WRVBOR
• 2026-04-02 Price Changed $226,500 NWARMLS
• 2026-03-27 Price Changed $229,000 WRVBOR
• 2026-03-25 Price Changed $229,000 NWARMLS
• 2026-03-03 Listed $233,000 NWARMLS
• 2026-03-03 Listed $233,000 WRVBOR
• 2025-09-18 Price Changed $233,500 NWARMLS
• 2025-09-18 Price Changed $233,500 WRVBOR
• 2025-08-28 Listed $237,000 WRVBOR
• 2025-07-31 Price Changed $232,500 WRVBOR
• 2025-07-31 Price Changed $232,500 NWARMLS
• 2025-05-27 Price Changed $237,500 WRVBOR
• 2025-05-27 Price Changed $237,500 NWARMLS
• 2025-05-15 Listed $242,500 WRVBOR
• 2022-05-20 Sold (Public Records) $189,000 Public Records
• 2022-05-20 Sold (MLS) $189,000 WRVBOR
• 2022-03-28 Listed $185,000 WRVBOR
• 2020-04-24 Sold (Public Records) $137,500 Public Records
• 2020-04-24 Sold (MLS) $137,500 WRVBOR
• 2020-01-10 Listed $144,900 WRVBOR
• 2008-01-04 Sold (Public Records) $103,000 Public Records
• 1999-12-13 Sold (Public Records) $77,970 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,177 · +0.0% YoY. Source: county tax records.