22623 BUTLER FORD RD

SPRINGDALE, Arkansas, 72764

Tax DeedpendingSells Aug 11, 2026 · 32 days ago

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Opening bid

$1,784

Assessed value

$10,770

Land $9,900Improvement $870

Market / AVM

$53,850

Taxes owed

$1,784

Parcel number: 001-18416-000
Case number: —
Land use: MOBILE HOME
Beds / baths: 1 ba
Building: 864 sqft
Acreage: 0.71
Lot size: 30,928 sqft
Year built: 1971
Owner of record: HARTMAN JR, WILLIAM CHARLES
Last sale: $1,885 · 2021-01-28

Legal description

PT NE NE 0.71AC FURTHER DESCRIBED AS: A part of the Northeast Quarter of the Northeast Quarter of Section 27, T-18-N, R-29-W, of the 5th P.M., County of Washington, State of Arkansas and being more particularly described as follows, to-wit: Beginning at the Northeast corner of the Northeast Quarter of the Northeast Quarter of said Section 27, thence South 59.75 feet; thence West 84 feet; thence South 149 feet; thence West 124.75 feet; thence North 208.75 feet; thence East 208.75 feet to the point of beginning, containing in all 0.71 acres, more or less. 27 18N 29W 0 ACRES LOT BLOCK ADDITION CITY SD 500

Property facts enriched via attom · 8/6/2026

Aerial view of 22623 BUTLER FORD 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 22623 BUTLER FORD 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.

Full property record

Ownership

Owner 1: William Charles Hartman
Owner type: Individual
Mailing address: 22623 BUTLER FORD RD, SPRINGDALE, AR 72764-2682
Absentee: Owner Occupied

Tax assessment

Assessed total: $10,770
Assessed land: $9,900
Assessed improvement: $870
Market total: $53,850
Market land: $49,500
Market improvement: $4,350
Property tax: $363
Tax year: 2025
Tax per sqft: $0
Improvement %: 8%
Delinquent since: 2021
Tax code area: 500

Property characteristics

County records

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

Assessor ↗search: 001-18416-000
Property Tax Search and Pay Property Taxes ↗search: 001-18416-000
Delinquent Taxes ↗search: 001-18416-000
Property Foreclosures ↗search: 001-18416-000
Recorded Document Search ↗search: 001-18416-000
Google Maps (parcel / address search) ↗

Washington 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

Limited warranty tax deed; municipal and improvement-district liens frequently survive. Notice defects to interested parties can cloud title. Federal liens and access issues require full DD. COSL disclaims clear title warranty.

Quiet title

Standard investor path to marketable title after COSL deed; 15-year statutory marketability alternative is usually impractical.

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.

Washington County Collector (certifies to COSL) / COSL Real Estate ↗

Deal analysis

Your maximum bid

$27,645

Walk away above this. Projected profit at the ceiling: $16,155 (30% of ARV).

Opening bid $1,784

Room to bid $25,861

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

History-guided suggestion

$11,023

Under max by $16,622

≤ oracle maxBid

Co-pilot target using recorded auction history. Never above your maximum bid.

History sample

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Median sold

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p(redeem) prior

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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 $53,850. 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: $53,850
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$4,308
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 ~$81/month.: −$1,454
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): −$16,155
Maximum bid: $27,645

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 WashingtonCounty'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.