1001 Marion Ave · Mena, AR 71953

$70,000

3 bd · 2.0 ba · 1,056 sqft · SingleFamily public records · 17 Days on market

Built 1970 10,018 sqft lot Est $87k · 19% under

---

Why this score? — see what drove the A- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Appreciation +4.4/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Enjoy town living with easy access to recreation in this 3 bedroom, 2 bath fixer-upper in Mena, Arkansas, perfectly positioned for buyers who want in-town convenience plus outdoor adventure. Centrally located for a short drive in either direction for recreation, this affordable home offers a nice floorplan ready for your repairs & updates, with space to create a cozy primary suite, guest rooms, and open living area to fit your lifestyle. This Mena AR property is ideal for cyclists, runners, and families who love being outside but also appreciate the comfort of living in town near shopping, dining, and schools. With some repairs and cosmetic upgrades, this fixer upper has great potenti

Key facts

• Cozy primary suite
• Near schools
• Near dining

Tags

• CENTRALLY LOCATED
• OPEN LIVING AREA
• COZY PRIMARY SUITE
• NEAR SHOPPING
• NEAR DINING
• NEAR SCHOOLS

Property features AI

Finance

• Other: Approx. lot dimensions 70' x 143' (approx. 0.23 acres)
• Financial info: Financing available: conventional loan or cash

Exterior

• Parking: Parking pads
• Utilities: Public sewer; Public water; Municipal electric (Entergy); Natural gas
• Home design: Frame with metal/vinyl siding; Approx. 1,056 total living area
• Construction: Composition roof; Slab/crawlspace combination foundation
• Exterior features: Partially fenced yard; Outside storage area; Porch; Other features (see remarks); Level lot; Paved road access; Inside city limits

Interior

• Kitchen: Gas range
• Flooring: Carpet; Wood; Vinyl; Concrete
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window air conditioning units; Gas space heater
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Porch
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($989 rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 3.1% in Mena — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#142 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, amenities F, commute F.
• Mena School District (rural): math 42% / reading 38% proficiency, ranked #70 of 238 in AR (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mena High School (math 25% / reading 39%, grade F, #119 of 292 statewide, top 43%, 498 students, 53% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: 204 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $484 of loan paydown is wiped out by about $829 of value loss. Plan a longer hold.
• Polk County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.2% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $45k; list at $70k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,950 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.41% ✓
• Cap rate: 12.13%
• Cash-on-cash: 20.84%
• DSCR: 1.93
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $86,592
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1000 Marion Ave	0.02mi	2/2.0 (-1)	960 (-9%)	1mo	$117,500	$122	78
1504 Hamilton Ave	0.34mi	3/1.0	1,074 (+2%)	9mo	$143,000	$133	70
710 Pine Ave	0.47mi	3/1.0	1,020 (-3%)	2mo	$60,000	$59	67
1007 9th St	0.29mi	2/1.0 (-1)	1,000 (-5%)	2mo	$140,000	$140	67
410 Maple Ave	0.58mi	2/1.5 (-1)	1,008 (-4%)	4mo	$125,000	$124	55
1105 Oak Grv	0.20mi	3/1.0	1,214 (+15%)	9mo	$100,000	$82	54
106 Eighth St	0.56mi	3/1.0	1,124 (+6%)	10mo	$65,000	$58	50
803 Pine Ave	0.42mi	3/1.0	1,208 (+14%)	11mo	$82,000	$68	43
1001 Third St	0.67mi	2/1.0 (-1)	972 (-8%)	6mo	$95,000	$98	42
1000 Third St	0.68mi	3/—	1,190 (+13%)	9mo	$25,000	$21	40
906 Second St	0.74mi	2/1.0 (-1)	983 (-7%)	9mo	$50,500	$51	38
1105 S 2nd St	0.75mi	2/2.0 (-1)	1,200 (+14%)	5mo	$29,000	$24	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.9%
• Equity multiple: 1.81×
• Total profit: $15,812
• Equity at exit: $16,277

10-year hold

• IRR: 23.8%
• Equity multiple: 3.38×
• Total profit: $46,740
• Equity at exit: $16,569

Cash invested: $19,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 92 Strongly Landlord-Friendly
• State Arkansas: 92 Strongly Landlord-Friendly · R+14
• County: — inherits STATE
• City: — inherits STATE

Only US state where non-payment is criminal. Strongly landlord-favorable; very few tenant protections.

Methodology + full state rankings →

ZIP-level market 71953

• Home prices YoY: -0.4%
• Active inventory: 204
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $989 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$44 /mo · $532/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $340

Break-even live

Break-even rent $558

Max offer price $70,000

Occupancy floor 61%

Sensitivity live

Price	-10% $380	-5% $360	+0% $340	+5% $321	+10% $301
Rent	-10% $262	-5% $301	+0% $340	+5% $379	+10% $418
Rate	-1.0pp $376	-0.5pp $358	base $340	+0.5pp $322	+1.0pp $304

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
99 Pine Ave Mena, AR	2.0	1.0	750	$875	$1.17	44d	1	0.87mi
306 Hornbeck Ave Mena, AR	3.0	2.0	776	$1,100	$1.42	44d	1	0.88mi

Listing history 12 events

1. 2026-06-19
   days on market $70,000 Active 17 DOM
2. 2026-06-18
   days on market $70,000 Active 16 DOM
3. 2026-06-17
   days on market $70,000 Active 15 DOM
4. 2026-06-16
   days on market $70,000 Active 14 DOM
5. 2026-06-15
   days on market $70,000 Active 13 DOM
6. 2026-06-14
   days on market $70,000 Active 11 DOM
7. 2026-06-12
   days on market $70,000 Active 10 DOM
8. 2026-06-09
   statusdays on market $70,000 Active 7 DOM
9. 2026-06-08
   days on market $70,000 New Listing 6 DOM
10. 2026-06-07
    days on market $70,000 New Listing 5 DOM
11. 2026-06-03
    remarks 695-char remark
12. 2026-06-03
    listed $70,000 New Listing 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $532 · $44/mo
• Projected year-2 tax: $532 · $44/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,862
• − Mortgage interest: −$3,921
• − Property taxes: −$532
• − Insurance: −$350
• − Repairs & maintenance: −$949
• − Management: −$949
• − Depreciation: −$2,036
• Taxable income: $3,125
• Est. tax owed @ 24.0%: −$750
• After-tax cash flow: $3,334/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Mena School District
• NCES district ID: 0509750
• Math proficiency: 42% ▼ -9.00%
• Reading proficiency: 38% ▼ -9.00%
• Median HH income: $32,941
• Composite: 32.88/100
• National rank: #5607
• State rank: #70 of 238 in AR

Livability — Mena

• Score: 65/100
• State rank: #142
• US rank: #12615

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mena, AR
• Population (ZIP): 13,412

Population outlook (Polk County) Hauer SSP2

• Today (2025): 19,065 people
• By 2030: 18,369 · -3.7%
• By 2040: 17,156 · -10.0%
• By 2050: 16,177 · -15.1%
• By 2075: 14,642 · -23.2%
• By 2100: 13,020 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Native American 1%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+70.5) · D 13.8% · R 84.3% · Other 1.9%
• 2008→2024 swing: -24.7pp toward R · 2008: -45.8pp · 2024: -70.5pp
• All cycles: 2024: R+70.5 2020: R+68.2 2016: R+66.4 2012: R+56.9 2008: R+45.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.18%
• Current HPI: 278.2854
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.80%
• F500 in state: 10

Industry mix (Fortune 500 HQ in AR)

Industry	F500 HQs	Revenue
▸Retail	1	$681B
▸Food / Agriculture	1	$53B
▸Retail / Energy	1	$22B
▸Transportation / Logistics	1	$12B
▸Energy	1	$4B

Price history

+141.4% since first listed

9 events — show timeline

• 2026-05-29 Listed $70,000 CARMLS
• 2026-05-08 Listing Removed — CARMLS
• 2026-01-08 Relisted — CARMLS
• 2026-01-02 Listing Removed — CARMLS
• 2025-11-07 Price Changed $80,000 CARMLS
• 2025-10-31 Price Changed $95,000 CARMLS
• 2025-07-02 Listed $100,000 CARMLS
• 2025-06-04 Sold (Public Records) $45,000 Public Records
• 2010-02-23 Sold (Public Records) $29,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $532 · +8.3% YoY. Source: county tax records.