421 SHADY GROVE RD

EL DORADO, Arkansas, 71730

Tax DeedpendingSells Sep 22, 2026 · in 10 days

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Opening bid

$1,211

Assessed value

$3,950

Market / AVM

—

Taxes owed

$1,211

Parcel number: 00000-16186-0011
Case number: —
Land use: RESIDENTIAL - VACANT LAND
Building: —
Acreage: 191,228
Lot size: —
Year built: —
Owner of record: JOHNSON, HERON

Legal description

FRL PT SW 4.39 AC TRACT # 2 # 997522 #12R-002258RD 30 16S 15W 4.38 ACRES

Aerial view of 421 SHADY GROVE RD — 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 421 SHADY GROVE RD — 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.
13% of homes vacant year-round in Census Tract 9502
258 of 1,923 units vacant year-round, around or below the national tract average. A further 162 unit(s) are vacant seasonally — second homes rather than distress — so a headline vacancy rate quoted elsewhere for this tract will read 22%.
Tract median home value $131,400
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 $48,301
Tract median household income. Sets what a local buyer can finance.
Elevation 163 ft
Ground elevation at the parcel. Compare with the FEMA base flood elevation where one is published.

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: 00000-16186-0011
Recorded Document Search ↗search: 00000-16186-0011
Google Maps (parcel / address search) ↗

Union 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

$6,607

Walk away above this. Projected profit at the ceiling: $5,925 (30% of ARV).

Opening bid $1,211

Room to bid $5,396

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

History-guided suggestion

$3,105

Under max by $3,502

≤ 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 $3,950 ÷ 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: $19,750
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$1,580
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): −$5,925
Maximum bid: $6,607

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 UnionCounty'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.

13% of homes vacant year-round in Census Tract 9502

258 of 1,923 units vacant year-round, around or below the national tract average. A further 162 unit(s) are vacant seasonally — second homes rather than distress — so a headline vacancy rate quoted elsewhere for this tract will read 22%.

Tract median home value $131,400

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 $48,301

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

Elevation 163 ft

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

Deal analysis

Your maximum bid

$6,607

Walk away above this. Projected profit at the ceiling: $5,925 (30% of ARV).

Opening bid $1,211

Room to bid $5,396

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

History-guided suggestion

$3,105

Under max by $3,502

≤ 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: $19,750
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$1,580
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): −$5,925
Maximum bid: $6,607

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.