88 COUNTRY LIFE TER

MIDWAY, Arkansas, 72651

Tax DeedpendingSells Aug 26, 2026 · 17 days ago

View on map ↗

Opening bid

$2,478

Assessed value

$13,400

Land $400Improvement $13,000

Market / AVM

$67,000

Taxes owed

$2,478

Parcel number: 002-03083-317
Case number: —
Land use: SFR
Beds / baths: 1 ba
Building: 960 sqft
Acreage: 0.358
Lot size: 15,600 sqft
Year built: 2018
Owner of record: COPAS, LARRY CECIL
Last sale: $249 · 2020-08-04

Legal description

LOT 17 BLOCK 3 COUNTRY LIFE MOBILE PK ADD 1 22 20N 14W

Property facts enriched via attom · 8/6/2026

Aerial view of 88 COUNTRY LIFE TER — 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 88 COUNTRY LIFE TER — 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.

Runway 5/231.4 mi from parcel centre
Approach paths extend far beyond the runway itself — check which end the parcel is under.
McGuire Quarry1.6 mi from parcel centre
Blasting schedules and heavy haulage on local roads.
Sloped ground — about 9.5% grade
Gentle grade — a stepped foundation or some cut and fill on a build.

Context

Water body761 ft from parcel centre
Frontage or flood exposure depending on elevation and zone — read this next to the FEMA signal, not on its own.
Watercourse (3 nearby)991 ft from parcel centre
Frontage or flood exposure depending on elevation and zone — read this next to the FEMA signal, not on its own.

Full property record

Ownership

Owner 1: Larry Cecil Copas
Owner type: Individual
Mailing address: 88 COUNTRY LIFE TER, MIDWAY, AR 72651-9348
Absentee: Owner Occupied

Tax assessment

Assessed total: $13,400
Assessed land: $400
Assessed improvement: $13,000
Market total: $67,000
Market land: $2,000
Market improvement: $65,000
Property tax: $0
Tax year: 2025
Improvement %: 97%
Delinquent since: 2021
Tax code area: 09R

Property characteristics

County records

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

Assessor ↗search: 002-03083-317
Recorded Document Search ↗search: 002-03083-317
Google Maps (parcel / address search) ↗

Baxter 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

$35,443

Walk away above this. Projected profit at the ceiling: $20,100 (30% of ARV).

Opening bid $2,478

Room to bid $32,965

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

History-guided suggestion

$14,247

Under max by $21,196

≤ 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 $67,000. 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: $67,000
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$5,360
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 ~$101/month.: −$1,809
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): −$20,100
Maximum bid: $35,443

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 BaxterCounty'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.

Runway 5/231.4 mi from parcel centre

Approach paths extend far beyond the runway itself — check which end the parcel is under.

McGuire Quarry1.6 mi from parcel centre

Blasting schedules and heavy haulage on local roads.

Sloped ground — about 9.5% grade

Gentle grade — a stepped foundation or some cut and fill on a build.

Context

Water body761 ft from parcel centre

Frontage or flood exposure depending on elevation and zone — read this next to the FEMA signal, not on its own.

Watercourse (3 nearby)991 ft from parcel centre

Frontage or flood exposure depending on elevation and zone — read this next to the FEMA signal, not on its own.

Deal analysis

Your maximum bid

$35,443

Walk away above this. Projected profit at the ceiling: $20,100 (30% of ARV).

Opening bid $2,478

Room to bid $32,965

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

History-guided suggestion

$14,247

Under max by $21,196

≤ 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 $67,000. 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: $67,000
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$5,360
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 ~$101/month.: −$1,809
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): −$20,100
Maximum bid: $35,443

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.