6164 Settlemire Ln · Harrisburg, AR 72432

$79,900

3 bd · 1.0 ba · 1,596 sqft · SingleFamily public records · 10 Days on market

Built 1962 0.50 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Appreciation +3.8/10.0
• Livability +2.8/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 0.5 acre lot
• Built 1962
• Listed 9 days

Property features AI

Exterior

• Utilities: Septic tank
• Home design: Single-family residential; Residential property
• Construction: Vinyl siding; Metal roof
• Exterior features: Lakefront property; Sloped, wooded lot

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Has cooling (wall/window unit)
• Interior features: Wall/window cooling units

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

Location & tenants

• Location reads 56/100 on livability (#375 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A, housing A-; Watch: employment D, crime D-, amenities F.
• Harrisburg School District (rural): math 31% / reading 35% proficiency, ranked #137 of 238 in AR (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 86% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Harrisburg Elementary School (math 37% / reading 32%, grade F, #254 of 454 statewide, top 59%, 493 students, 29% FRL); Harrisburg High School (math 17% / reading 32%, grade F, #187 of 292 statewide, top 70%, 480 students, 22% FRL) — zoned schools average 26% FRL vs 86% district-wide (61 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 55 active listings in the ZIP; 67 units permitted in Poinsett County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.4%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Poinsett County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.4% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 5y 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 $30k; list at $80k implies a 166% gain — meaningful room to come down on a strong offer.

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 $79,900

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.48% ✓
• Cap rate: 13.02%
• Cash-on-cash: 24.04%
• DSCR: 2.07
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.6%
• Equity multiple: 1.78×
• Total profit: $17,497
• Equity at exit: $13,963

10-year hold

• IRR: 26.2%
• Equity multiple: 3.39×
• Total profit: $53,575
• Equity at exit: $10,482

Cash invested: $22,372 (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 72432

• Home prices YoY: -1.2%
• Active inventory: 55
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,183 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$34 /mo · $408/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $448

Break-even live

Break-even rent $616

Max offer price $79,900

Occupancy floor 57%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $79,900 Active 10 DOM
2. 2026-06-18
   days on market $79,900 Active 9 DOM
3. 2026-06-17
   days on market $79,900 Active 8 DOM
4. 2026-06-16
   days on market $79,900 Active 7 DOM
5. 2026-06-15
   days on market $79,900 Active 6 DOM
6. 2026-06-14
   days on market $79,900 Active 4 DOM
7. 2026-06-13
   days on market $79,900 Active 3 DOM
8. 2026-06-10
   listed $79,900 Active 1 DOM

ⓘ 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: $408 · $34/mo
• Projected year-2 tax: $511 · $43/mo
• Expected delta: +$104/yr (+$9/mo · 25.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $14,193
• − Mortgage interest: −$4,476
• − Property taxes: −$408
• − Insurance: −$400
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$2,324
• Taxable income: $4,315
• Est. tax owed @ 24.0%: −$1,036
• After-tax cash flow: $4,342/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: Harrisburg School District
• NCES district ID: 0507350
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $34,332
• Composite: 27.19/100
• National rank: #7021
• State rank: #137 of 238 in AR

Livability — Harrisburg

• Score: 56/100
• State rank: #375
• US rank: #22427

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 6,537
• Population (ZIP): 6,537

Population outlook (Poinsett County) Hauer SSP2

• Today (2025): 22,998 people
• By 2030: 22,356 · -2.8%
• By 2040: 21,150 · -8.0%
• By 2050: 20,035 · -12.9%
• By 2075: 17,745 · -22.8%
• By 2100: 15,358 · -33.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Black 3%
• Common ancestry: Iranian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Poinsett

• 2024 margin: Solid R (+63.5) · D 17.4% · R 81.0% · Other 1.6%
• 2008→2024 swing: -36.3pp toward R · 2008: -27.2pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+59.8 2016: R+24.1 2012: R+34.2 2008: R+27.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.43%
• Current HPI: 205.4239
• 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

+166.3% since first listed

18 events — show timeline

• 2026-06-08 Listed $79,900 NEABOR MLS
• 2025-10-22 Listing Removed — CARMLS
• 2025-10-10 Relisted — NEABOR MLS
• 2025-06-27 Price Changed $248,800 CARMLS
• 2025-06-26 Price Changed $248,800 NEABOR MLS
• 2025-06-05 Price Changed $264,900 CARMLS
• 2025-06-04 Price Changed $264,900 NEABOR MLS
• 2025-06-01 Listing Removed — CARMLS
• 2025-02-08 Price Changed $274,900 CARMLS
• 2025-02-07 Price Changed $274,900 NEABOR MLS
• 2024-08-26 Listed $339,900 CARMLS
• 2024-08-23 Listed $339,900 NEABOR MLS
• 2024-08-22 Listed $274,900 CARMLS
• 2024-08-22 Listed $274,900 NEABOR MLS
• 2021-10-25 Listing Removed — CARMLS
• 2021-10-08 Listed $224,900 CARMLS
• 2021-10-08 Listed $224,900 NEABOR MLS
• 1996-11-14 Sold (Public Records) $30,000 Public Records

Property tax history

+22.7%/yr

Latest (2025): $408 · -59.5% YoY. Source: county tax records.