184 RIVER OAKS CMNS

SEARCY, Arkansas, 72143

Tax DeedpendingSells Sep 3, 2026 · 9 days ago

View on map ↗

Opening bid

$6,238

Assessed value

$27,810

Land $7,920

Market / AVM

$139,050

Taxes owed

$6,238

Parcel number: 016-02323-684
Case number: —
Land use: SFR
Beds / baths: 2 ba
Building: 1,414 sqft
Acreage: 0.11
Lot size: 4,792 sqft
Year built: 2005
Owner of record: GAY, CLAYTON

Legal description

184 RIVER OAKS COMMONS SEARCY AR 72143 LOT 184 RIVER OAKS COMMONS VI ADDITION 0 23N 12W 0.11 ACRE

Property facts enriched via attom · 8/6/2026

Aerial view of 184 RIVER OAKS CMNS — the parcel — Aerial imagery from the USGS National Map. Flown on a multi-year cycle — it shows the site as photographed, which may predate clearing, construction or demolition. Not evidence of current condition.

Aerial view of 184 RIVER OAKS CMNS — what is around it — Aerial imagery from the USGS National Map. Flown on a multi-year cycle — it shows the site as photographed, which may predate clearing, construction or demolition. Not evidence of current condition.

Site & surroundings

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

Nothing adverse found within range of this parcel.

Context

FEMA flood zone X
Outside the 1% annual chance floodplain.
14% of homes vacant year-round in Census Tract 707
269 of 1,944 units vacant year-round, around or below the national tract average.
56% owner-occupied
Owner-occupied majority, which usually means a retail resale is possible.
Tract median home value $240,500
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 $54,340
Tract median household income. Sets what a local buyer can finance.
Elevation 285 ft
Ground elevation at the parcel. Compare with the FEMA base flood elevation where one is published.

Full property record

Ownership

Owner 1: Clayton Gay
Owner type: Individual
Mailing address: 140 ABERDEEN CIR, BATESVILLE, AR 72501-4246
Absentee: Absentee(Mail and Situs Not =)

Tax assessment

Assessed total: $27,810
Assessed land: $7,920
Market total: $139,050
Market land: $39,600
Market improvement: $99,450
Property tax: $1,129
Tax year: 2025
Tax per sqft: $1
Delinquent since: 2015
Tax code area: SSS2

Property characteristics

Property type: Single Family Residence

County records

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

Assessor ↗search: 016-02323-684
Property Tax Search and Pay Property Taxes ↗search: 016-02323-684
Delinquent Taxes ↗search: 016-02323-684
Google Maps (parcel / address search) ↗

White 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

Liens that survive

A COSL tax deed generally extinguishes most private liens that attached before the sale, subject to federal tax liens and interests preserved by statute or sale terms. Verify parcel-specific exceptions.

Quiet title

Often required in practice for insurable title after a state land tax deed; many title companies will not insure without a quiet title judgment.

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.

White County Tax Collector (certifies delinquencies; does not run sale) ↗

Deal analysis

Your maximum bid

$78,169

Walk away above this. Projected profit at the ceiling: $41,715 (30% of ARV).

Opening bid $6,238

Room to bid $71,930

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

History-guided suggestion

$31,884

Under max by $46,285

≤ 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 $139,050. 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: $139,050
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$11,124
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 ~$209/month.: −$3,754
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): −$41,715
Maximum bid: $78,169

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 WhiteCounty'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

FEMA flood zone X

Outside the 1% annual chance floodplain.

14% of homes vacant year-round in Census Tract 707

269 of 1,944 units vacant year-round, around or below the national tract average.

56% owner-occupied

Owner-occupied majority, which usually means a retail resale is possible.

Tract median home value $240,500

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 $54,340

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

Elevation 285 ft

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

Deal analysis

Your maximum bid

$78,169

Walk away above this. Projected profit at the ceiling: $41,715 (30% of ARV).

Opening bid $6,238

Room to bid $71,930

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

History-guided suggestion

$31,884

Under max by $46,285

≤ 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 $139,050. 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: $139,050
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$11,124
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 ~$209/month.: −$3,754
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): −$41,715
Maximum bid: $78,169

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.