13083 ROSE CEMETERY RD

PRAIRIE GROVE, Arkansas, 72753

Tax DeedpendingSells Aug 11, 2026 · 32 days ago

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Opening bid

$2,978

Assessed value

$17,030

Land $14,000Improvement $3,030

Market / AVM

$85,150

Taxes owed

$2,978

Parcel number: 001-12963-000
Case number: —
Land use: MOBILE HOME
Beds / baths: 1 ba
Building: 1,216 sqft
Acreage: 2
Lot size: 87,120 sqft
Year built: 1992
Owner of record: THOMAS, BOB W
Last sale: $2,163 · 2022-04-14

Legal description

PT NW NE 2.00 AC FURTHER DESCRIBED IN 2004-42152 AS: A PART OF THE NW1/4 OF THE NE1/4 OF SECTION 26, T-16-N, R-32-W, WASHINGTON COUNTY, ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING 27 RODS SOUTH OF THE NE CORNER OF SAID 40 ACRE TRACT; AND RUNNING THNCE WEST 11 RODS; THENCE SOUTH 29 RODS; THENCE EAST 11 RODS; THENCE NORTH 29 RODS TO THE POINT OF BEGINNING. 26 16N 32W 0 ACRES LOT BLOCK ADDITION CITY SD 230

Property facts enriched via attom · 8/6/2026

Aerial view of 13083 ROSE CEMETERY 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 13083 ROSE CEMETERY 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: Bob W Thomas
Owner type: Individual
Mailing address: 18424 ROCK SPRINGS RD, LINCOLN, AR 72744-8599
Absentee: Absentee(Mail and Situs Not =)

Tax assessment

Assessed total: $17,030
Assessed land: $14,000
Assessed improvement: $3,030
Market total: $85,150
Market land: $70,000
Market improvement: $15,150
Property tax: $627
Tax year: 2025
Tax per sqft: $1
Improvement %: 17%
Delinquent since: 2021
Tax code area: 230

Property characteristics

County records

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

Assessor ↗search: 001-12963-000
Property Tax Search and Pay Property Taxes ↗search: 001-12963-000
Delinquent Taxes ↗search: 001-12963-000
Property Foreclosures ↗search: 001-12963-000
Recorded Document Search ↗search: 001-12963-000
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

$46,206

Walk away above this. Projected profit at the ceiling: $25,545 (30% of ARV).

Opening bid $2,978

Room to bid $43,228

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

History-guided suggestion

$18,421

Under max by $27,785

≤ 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 $85,150. 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: $85,150
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$6,812
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 ~$128/month.: −$2,299
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): −$25,545
Maximum bid: $46,206

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.