409 SAWMILL RD

CLINTON, Arkansas, 72031

Tax DeedpendingSells Sep 9, 2026 · 27 days ago

View on map ↗

Opening bid

$3,433

Assessed value

$22,570

Land $1,100Improvement $21,470

Market / AVM

$112,850

Taxes owed

$3,433

Parcel number: 0000-10689-0000
Case number: —
Land use: SFR
Beds / baths: 1 ba
Building: 1,796 sqft
Acreage: 1.38
Lot size: 60,113 sqft
Year built: 1951
Owner of record: BANDY% BETTIE BANDY% SHELTON MERRIL, CHARLES T & BETTIE S
Last sale: $4,105 · 2022-07-06

Legal description

PT. NE NE 33 12N 15W 1.38 ACRES LOT BLOCK ADDITION CITY SD 1

Property facts enriched via attom · 8/6/2026

Aerial view of 409 SAWMILL RD — the parcel

Aerial view of 409 SAWMILL RD — what is around it

Site & surroundings

Physical conditions that affect value and rarely appear on a listing.

Nothing adverse found within range of this parcel.

Context

11% of homes vacant year-round in Census Tract 4601
223 of 1,994 units vacant year-round, around or below the national tract average. A further 241 unit(s) are vacant seasonally — second homes rather than distress — so a headline vacancy rate quoted elsewhere for this tract will read 23%.
Tract median home value $109,500
Self-reported median across the whole tract — context for whether a number is plausible, not a comparable and never a bid input.
Median household income $43,250
Tract median household income. Sets what a local buyer can finance.
Elevation 1486 ft
Ground elevation at the parcel. Compare with the FEMA base flood elevation where one is published.
Road access — Sawmill Road177 ft from parcel centre
A mapped public road runs along or beside the parcel.

Full property record

Ownership

Owner 1: Charles T Bandy
Owner 2: Bettie S Bandy
Owner type: Individual
Mailing address: 409 SAWMILL RD, CLINTON, AR 72031-7411
Absentee: Owner Occupied

Tax assessment

Assessed total: $22,570
Assessed land: $1,100
Assessed improvement: $21,470
Market total: $112,850
Market land: $5,500
Market improvement: $107,350
Property tax: $667
Tax year: 2025
Tax per sqft: $0
Improvement %: 95%
Delinquent since: 2021
Tax code area

County records

Official appraiser / assessor — free, always available. Copy the parcel number if the link opens a search page.

Assessor ↗search: 0000-10689-0000
Property Tax Search and Pay Property Taxes ↗search: 0000-10689-0000
Delinquent Taxes ↗search: 0000-10689-0000
Recorded Document Search ↗search: 0000-10689-0000
Google Maps (parcel / address search) ↗

Van Buren County rules

Sale type: Tax Deed
Redemption: None after the sale — the owner's right ends at 4:00 p.m. the last business day before it (A.C.A. § 26-37-202)
Return if redeemed: N/A — outright deed transfer
Statute: Arkansas Code Title 26, Ch. 37 (§§ 26-37-202 sale and conveyance, 26-37-203 contest window)

Full county profile →

Historical comps

No historical bucket for AR|Tax Deed

No recorded comps yet for this state/sale type. Run deedpilot-copilot import-history --deep and build-history-index.

Index 2026-08-01 · 87,879 total recorded outcomes

Verify before you bid

This record was compiled from the published sale list. Parcels are pulled, redeemed, and re-priced up to the moment of sale. Confirm the lot is still in the sale, and confirm the opening bid, directly with the county.

Deal analysis

Your maximum bid

$62,632

Walk away above this. Projected profit at the ceiling: $33,855 (30% of ARV).

Opening bid $3,433

Room to bid $59,199

Confidence: medium — ARV from a provider market estimate, not comps.

History-guided suggestion

$24,607

Under max by $38,025

≤ oracle maxBid

Co-pilot target using recorded auction history. Never above your maximum bid.

History sample

—

Median sold

—

p(redeem) prior

—

No historical bucket for AR|Tax Deed; suggestion uses oracle only.

Your assumptions

After-repair value (ARV)

Override the derived estimate with real comps

Rehab budget

You cannot inspect before bidding — budget for the worst plausible condition

Known surviving liens

Municipal code enforcement, special assessments, federal tax liens

Target margin — 30%

Required profit as a share of ARV. 30% is a common floor for tax-sale flips.

How that number is built

Provider market estimate of $112,850. This is an as-is valuation, not an after-repair one — enter your own comparable-sales figure if the property needs work.

After-repair value: $112,850
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$9,028
Rehabassumed No rehab budget entered — assumed $0. Tax-sale parcels are sold unseen and un-inspected; this is rarely correct.: −$0
Quiet title (required)assumed Midpoint of the typical AR range ($2,500–$5,000, ~5 months).: −$3,750
Deed recording and transferassumed Typical AR recording and deed issuance cost.: −$38
Closing contingencyassumed Publication, service and filing incidentals. Not a lien allowance — surviving assessments are parcel-specific and are not covered by this.: −$500
Holding costs (18 months)assumed Taxes, insurance, and securing the property at ~$169/month.: −$3,047
Surviving liensassumed Assumed $0 — not verified. Municipal code-enforcement liens, special assessments, and federal tax liens can survive the sale.: −$0
Target profit (30% of ARV): −$33,855
Maximum bid: $62,632

Before you bid

Rehab is assumed to be $0. You cannot inspect these properties before bidding — budget for the worst plausible condition.
Surviving liens assumed $0. COSL conveys by limited warranty deed and warrants nothing about title. A quiet title or confirmation action is needed for marketability, and title insurance being unavailable is expressly not grounds to cancel the sale.

AI risk brief

Reads this parcel against Van BurenCounty's rules and flags what could go wrong — surviving liens, redemption exposure, title cost, and the facts we don't have. Takes about 35 seconds; the result is saved, so opening this lot again is instant.

Site & surroundings

Physical conditions that affect value and rarely appear on a listing.

Nothing adverse found within range of this parcel.

Context

11% of homes vacant year-round in Census Tract 4601

223 of 1,994 units vacant year-round, around or below the national tract average. A further 241 unit(s) are vacant seasonally — second homes rather than distress — so a headline vacancy rate quoted elsewhere for this tract will read 23%.

Tract median home value $109,500

Self-reported median across the whole tract — context for whether a number is plausible, not a comparable and never a bid input.

Median household income $43,250

Tract median household income. Sets what a local buyer can finance.

Elevation 1486 ft

Ground elevation at the parcel. Compare with the FEMA base flood elevation where one is published.

Road access — Sawmill Road177 ft from parcel centre

A mapped public road runs along or beside the parcel.

Deal analysis

Your maximum bid

$62,632

Walk away above this. Projected profit at the ceiling: $33,855 (30% of ARV).

Opening bid $3,433

Room to bid $59,199

Confidence: medium — ARV from a provider market estimate, not comps.

History-guided suggestion

$24,607

Under max by $38,025

≤ oracle maxBid

Co-pilot target using recorded auction history. Never above your maximum bid.

History sample

—

Median sold

—

p(redeem) prior

—

No historical bucket for AR|Tax Deed; suggestion uses oracle only.

Your assumptions

After-repair value (ARV)

Override the derived estimate with real comps

Rehab budget

You cannot inspect before bidding — budget for the worst plausible condition

Known surviving liens

Municipal code enforcement, special assessments, federal tax liens

Target margin — 30%

Required profit as a share of ARV. 30% is a common floor for tax-sale flips.

How that number is built

Provider market estimate of $112,850. This is an as-is valuation, not an after-repair one — enter your own comparable-sales figure if the property needs work.

After-repair value: $112,850
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$9,028
Rehabassumed No rehab budget entered — assumed $0. Tax-sale parcels are sold unseen and un-inspected; this is rarely correct.: −$0
Quiet title (required)assumed Midpoint of the typical AR range ($2,500–$5,000, ~5 months).: −$3,750
Deed recording and transferassumed Typical AR recording and deed issuance cost.: −$38
Closing contingencyassumed Publication, service and filing incidentals. Not a lien allowance — surviving assessments are parcel-specific and are not covered by this.: −$500
Holding costs (18 months)assumed Taxes, insurance, and securing the property at ~$169/month.: −$3,047
Surviving liensassumed Assumed $0 — not verified. Municipal code-enforcement liens, special assessments, and federal tax liens can survive the sale.: −$0
Target profit (30% of ARV): −$33,855
Maximum bid: $62,632

Before you bid

Rehab is assumed to be $0. You cannot inspect these properties before bidding — budget for the worst plausible condition.
Surviving liens assumed $0. COSL conveys by limited warranty deed and warrants nothing about title. A quiet title or confirmation action is needed for marketability, and title insurance being unavailable is expressly not grounds to cancel the sale.

Site & surroundings

Context

Full property record

Ownership

Tax assessment

County records

Van Buren County rules

Historical comps

Verify before you bid

Site & surroundings

Context

Full property record

Ownership

Tax assessment

County records

Van Buren County rules

Historical comps

Verify before you bid

Property characteristics

Legal description