42 SFC 401

FORREST CITY, Arkansas, 72335

Tax DeedpendingSells Aug 19, 2026 · 46 days ago

View on map ↗

Opening bid

$1,332

Assessed value

$7,200

Market / AVM

—

Taxes owed

$1,332

Parcel number: 0001-04584-0002
Case number: —
Land use: SFR
Building: —
Acreage: 22,651
Lot size: —
Year built: —
Owner of record: GRACEY, DONALD & WANDA

Legal description

WAS # PT SE SE 150' x 150' (.52 acres +/-) 26 5N 3E 0.52 ACRE

Aerial view of 42 SFC 401 — what is around it

Site & surroundings

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

US 70377 ft from parcel centre
Constant road noise from an arterial route. Frontage cuts residential appeal and can raise commercial appeal; which one depends on zoning.
No road frontage — nearest is US 70377 ft from parcel centre
No road frontage. Reaching the parcel may need an easement across someone else's land; check the plat for a recorded right of way.
Sloped ground — about 15.6% grade
Meaningful grade. Site work costs rise sharply and septic approval is not automatic.

Context

Elevation 336 ft
Ground elevation at the parcel. Compare with the FEMA base flood elevation where one is published.
9% of homes vacant year-round in Census Tract 9605
127 of 1,351 units vacant year-round, around or below the national tract average.

County records

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

Recorded Document Search ↗search: 0001-04584-0002
Google Maps (parcel / address search) ↗

St. Francis 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

$16,682

Walk away above this. Projected profit at the ceiling: $10,800 (30% of ARV).

Opening bid $1,332

Room to bid $15,350

Confidence: medium — ARV derived from assessed value, not comps.

History-guided suggestion

$6,805

Under max by $9,877

≤ 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

Assessed $7,200 ÷ 0.2 assessment ratio. Arkansas assesses real property at 20% of true, actual or market value (A.C.A. § 26-26-303(c)); § 26-26-304 fails a county whose ratio study falls outside 18–22% of full fair market value. Measured across 1,669 Arkansas parcels carrying both figures, assessed/market was exactly 0.2000 on every one.

After-repair value: $36,000
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$2,880
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 ~$75/month.: −$1,350
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): −$10,800
Maximum bid: $16,682

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 St. FrancisCounty'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.

US 70377 ft from parcel centre

Constant road noise from an arterial route. Frontage cuts residential appeal and can raise commercial appeal; which one depends on zoning.

No road frontage — nearest is US 70377 ft from parcel centre

No road frontage. Reaching the parcel may need an easement across someone else's land; check the plat for a recorded right of way.

Sloped ground — about 15.6% grade

Meaningful grade. Site work costs rise sharply and septic approval is not automatic.

Context

Elevation 336 ft

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

9% of homes vacant year-round in Census Tract 9605

127 of 1,351 units vacant year-round, around or below the national tract average.

Deal analysis

Your maximum bid

$16,682

Walk away above this. Projected profit at the ceiling: $10,800 (30% of ARV).

Opening bid $1,332

Room to bid $15,350

Confidence: medium — ARV derived from assessed value, not comps.

History-guided suggestion

$6,805

Under max by $9,877

≤ 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

After-repair value: $36,000
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$2,880
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 ~$75/month.: −$1,350
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): −$10,800
Maximum bid: $16,682

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.