1609 COUNTY ROAD 450

BERRYVILLE, Arkansas, 72616

Tax DeedpendingSells Aug 12, 2026 · 31 days ago

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Opening bid

$14,833

Assessed value

$55,810

Land $4,130Improvement $51,680

Market / AVM

$279,050

Taxes owed

$14,833

Parcel number: 001-06804-000
Case number: —
Land use: RURAL HOMESITE
Beds / baths: 2 ba
Building: 1,914 sqft
Acreage: 80
Lot size: 3,484,800 sqft
Year built: 1900
Owner of record: NG FARMS LLC % NICK GAGE

Legal description

*EASTERN* W1/2 NW 13 21N 25W 80 ACRES

Property facts enriched via attom · 8/6/2026

Aerial view of 1609 COUNTY ROAD 450 — 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 1609 COUNTY ROAD 450 — 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 type: Company
Mailing address: PO BOX 180, HOLLISTER, MO 65673-0180

Tax assessment

Assessed total: $55,810
Assessed land: $4,130
Assessed improvement: $51,680
Market total: $279,050
Market land: $20,650
Market improvement: $258,400
Property tax: $3,053
Tax year: 2025
Tax per sqft: $2
Improvement %: 92%
Tax code area: 27

Property characteristics

Property type: Rural Residence
Class: Single Family Residence / Townhouse

County records

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

Property Tax Search ↗search: 001-06804-000
Recorded Document Search ↗search: 001-06804-000
Google Maps (parcel / address search) ↗

Carroll 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

$161,189

Walk away above this. Projected profit at the ceiling: $83,715 (30% of ARV).

Opening bid $14,833

Room to bid $146,356

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

History-guided suggestion

$66,928

Under max by $94,261

≤ 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

—

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 $279,050. 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: $279,050
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$22,324
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 ~$419/month.: −$7,534
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): −$83,715
Maximum bid: $161,189

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 CarrollCounty'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.