8345 N BOSWELL RD

MELBOURNE, Arkansas, 72556

Tax DeedpendingSells Sep 17, 2026 · in 5 days

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Opening bid

$1,019

Assessed value

$3,650

Market / AVM

—

Taxes owed

$1,019

Parcel number: 001-07125-001
Case number: —
Land use: MOBILE HOME
Building: —
Acreage: 161,172
Lot size: —
Year built: 1985
Owner of record: CLANNACH, RHIANNON D

Legal description

PT SE/4 SW/4 09 16N 10W 3.7 ACRES LOT BLOCK RURAL SECTIONS ADDITION CITY SD 250

Aerial view of 8345 N BOSWELL 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 8345 N BOSWELL 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.

Missouri and Northern Arkansas Railroad (3 nearby)0.2 mi from parcel centre
Active freight track. Noise, vibration and horn use at crossings — check where the nearest crossing is before assuming quiet.
22% of homes vacant year-round in Census Tract 9604
344 of 1,556 units sit empty outside seasonal use. High vacancy is an exit-risk signal rather than a price signal — the question is whether there is a buyer at any price, not what the price is. A further 205 unit(s) are vacant seasonally — second homes rather than distress — so a headline vacancy rate quoted elsewhere for this tract will read 35%.
Sloped ground — about 15.3% grade
Meaningful grade. Site work costs rise sharply and septic approval is not automatic.

Context

Tract median home value $158,300
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 $53,730
Tract median household income. Sets what a local buyer can finance.

County records

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

Google Maps (parcel / address search) ↗

Izard 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

$5,677

Walk away above this. Projected profit at the ceiling: $5,475 (30% of ARV).

Opening bid $1,019

Room to bid $4,658

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

History-guided suggestion

$2,655

Under max by $3,022

≤ 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 $3,650 ÷ 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: $18,250
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$1,460
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): −$5,475
Maximum bid: $5,677

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 IzardCounty'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.

Missouri and Northern Arkansas Railroad (3 nearby)0.2 mi from parcel centre

Active freight track. Noise, vibration and horn use at crossings — check where the nearest crossing is before assuming quiet.

22% of homes vacant year-round in Census Tract 9604

344 of 1,556 units sit empty outside seasonal use. High vacancy is an exit-risk signal rather than a price signal — the question is whether there is a buyer at any price, not what the price is. A further 205 unit(s) are vacant seasonally — second homes rather than distress — so a headline vacancy rate quoted elsewhere for this tract will read 35%.

Sloped ground — about 15.3% grade

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

Context

Tract median home value $158,300

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 $53,730

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

Deal analysis

Your maximum bid

$5,677

Walk away above this. Projected profit at the ceiling: $5,475 (30% of ARV).

Opening bid $1,019

Room to bid $4,658

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

History-guided suggestion

$2,655

Under max by $3,022

≤ 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: $18,250
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$1,460
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): −$5,475
Maximum bid: $5,677

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.