25916 NEIGHBORHOOD DR

HENSLEY, Arkansas, 72065

Tax DeedpendingSells Sep 1, 2026 · 11 days ago

View on map ↗

Opening bid

$1,848

Assessed value

$3,158

Land $2,000Improvement $1,158

Market / AVM

$15,790

Taxes owed

$1,848

Parcel number: 001-00880-000
Case number: —
Land use: SFR
Beds / baths: 2 ba
Building: 1,260 sqft
Acreage: 0.942
Lot size: 41,076 sqft
Year built: 1959
Owner of record: CRUTCHFIELD, KERRI M & KEN M
Last sale: $2,770 · 2022-04-06

Legal description

PT NW SE & PT SW SE 2007-83197 30 02S 12W 1 ACRES LOT BLOCK ADDITION CITY SD 370

Property facts enriched via attom · 8/6/2026

Aerial view of 25916 NEIGHBORHOOD DR — 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 25916 NEIGHBORHOOD DR — 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.
1% of homes vacant year-round in Census Tract 104.05
27 of 1,885 units vacant year-round, around or below the national tract average. A further 36 unit(s) are vacant seasonally — second homes rather than distress — so a headline vacancy rate quoted elsewhere for this tract will read 3%.
Tract median home value $211,200
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 $83,571
Tract median household income. Sets what a local buyer can finance.
Elevation 293 ft
Ground elevation at the parcel. Compare with the FEMA base flood elevation where one is published.

Full property record

Ownership

Owner 1: Kerri M Crutchfield
Owner 2: Ken M Crutchfield
Owner type: Individual
Mailing address: 25916 NEIGHBORHOOD DR, HENSLEY, AR 72065-7009
Absentee: Owner Occupied

Tax assessment

Assessed total: $3,158
Assessed land: $2,000
Assessed improvement: $1,158
Market total: $15,790
Market land: $10,000
Market improvement: $5,790
Property tax: $144
Tax year: 2024
Tax per sqft: $0
Improvement %: 36%
Tax code area: 370

Property characteristics

County records

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

Property Tax Search and Pay Property Taxes ↗search: 001-00880-000
Delinquent Taxes ↗search: 001-00880-000
Recorded Document Search ↗search: 001-00880-000
Google Maps (parcel / address search) ↗

Saline 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

COSL limited warranty deed: most private liens extinguished subject to federal tax liens, surviving municipal liens, notice challenges, and access/easement issues. Verify parcel-specific exceptions in COSL catalog.

Quiet title

Budget quiet title for marketable title after COSL purchase — commonly required by title insurers.

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.

Saline County Collector (certifies delinquencies) / COSL (auction authority) ↗

Deal analysis

Your maximum bid

$4,152

Walk away above this. Projected profit at the ceiling: $4,737 (30% of ARV).

Opening bid $1,848

Room to bid $2,304

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

History-guided suggestion

$2,603

Under max by $1,549

≤ 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 $15,790. 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: $15,790
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$1,263
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): −$4,737
Maximum bid: $4,152

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 SalineCounty'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.

1% of homes vacant year-round in Census Tract 104.05

27 of 1,885 units vacant year-round, around or below the national tract average. A further 36 unit(s) are vacant seasonally — second homes rather than distress — so a headline vacancy rate quoted elsewhere for this tract will read 3%.

Tract median home value $211,200

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 $83,571

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

Elevation 293 ft

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

Deal analysis

Your maximum bid

$4,152

Walk away above this. Projected profit at the ceiling: $4,737 (30% of ARV).

Opening bid $1,848

Room to bid $2,304

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

History-guided suggestion

$2,603

Under max by $1,549

≤ 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 $15,790. 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: $15,790
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$1,263
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): −$4,737
Maximum bid: $4,152

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.