415 Myrtle St · Camden, AR 71701

$25,000

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 228 Days on market

Built 1946 0.34 ac lot $27/sqft · 48% below area Est $48k · 48% under ↓ 17% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special - double lot in Sunny Park Subdivision! This as-is, where-is property presents a great opportunity to Whether you're looking to restore the existing home or start fresh with new construction, this property has great potential! Located less than half a mile from shopping and dining--including Walmart, Domino's, and McDonald's--this location offers convenience and accessibility that's hard to beat. With plenty of room to build and grow, this property could be the site of your next successful flip, rental, or custom build. Don't miss this chance to invest in an area with strong rental demand and redevelopment potential.

Key facts

• Strong rental demand
• Double lot
• Detached

Tags

• DOUBLE LOT
• SUNNY PARK SUBDIVISION
• STRONG RENTAL DEMAND
• REDEVELOPMENT POTENTIAL
• DETACHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $933 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 51.1% vs local median 5.2% in Camden — 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 57/100 on livability (#364 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Camden Fairview School District (town): math 9% / reading 15% proficiency, ranked #229 of 238 in AR (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Fairview Elementary School (591 students, 100% FRL); Camden Fairview Middle School (math 7% / reading 19%, grade F, #188 of 201 statewide, top 94%, 519 students, 99% FRL); Camden Fairview High School (math 4% / reading 17%, grade F, #271 of 292 statewide, top 93%, 704 students, 100% FRL) — zoned schools average 100% FRL vs 68% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 133 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 18 units permitted in Ouachita County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $173 of loan paydown is wiped out by about $750 of value loss. Plan a longer hold.
• Ouachita County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 228 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 228 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 5.60% ✓
• Cap rate: 51.09%
• Cash-on-cash: 159.98%
• DSCR: 8.12
• GRM: 1.5

CMA / ARV

• ARV (median comp): $47,822
• List price: $25,000
• Delta: -47.72%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 8.92×
• Total profit: $55,408
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 18.84×
• Total profit: $124,870
• Equity at exit: $2,162

Cash invested: $7,000 (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 71701

• Home prices YoY: -20.5%
• Active inventory: 133
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $933

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 28%

Sensitivity live

Price	-10% $951	-5% $942	+0% $933	+5% $925	+10% $916
Rent	-10% $823	-5% $878	+0% $933	+5% $989	+10% $1,044
Rate	-1.0pp $946	-0.5pp $940	base $933	+0.5pp $927	+1.0pp $920

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Madison Ave NE Camden, AR	1.0	1.0	650	$1,400	$2.15	45d	1	1.32mi

Listing history 22 events

1. 2026-06-21
   days on market $25,000 Active 228 DOM
2. 2026-06-19
   days on market $25,000 Active 226 DOM
3. 2026-06-18
   days on market $25,000 Active 225 DOM
4. 2026-06-17
   days on market $25,000 Active 224 DOM
5. 2026-06-16
   days on market $25,000 Active 223 DOM
6. 2026-06-15
   days on market $25,000 Active 222 DOM
7. 2026-06-14
   days on market $25,000 Active 220 DOM
8. 2026-06-12
   days on market $25,000 Active 219 DOM
9. 2026-06-09
   days on market $25,000 Active 216 DOM
10. 2026-06-08
    days on market $25,000 Active 215 DOM
11. 2026-06-07
    days on market $25,000 Active 214 DOM
12. 2026-06-05
    days on market $25,000 Active 212 DOM
13. 2026-06-04
    days on market $25,000 Active 210 DOM
14. 2026-06-02
    days on market $25,000 Active 209 DOM
15. 2026-06-01
    days on market $25,000 Active 208 DOM
16. 2026-05-31
    days on market $25,000 Active 207 DOM
17. 2026-05-31
    days on market $25,000 Active 206 DOM
18. 2026-02-06
    price $25,000 641-char remark

    Show marketing remark (641 chars)

    Investor Special - double lot in Sunny Park Subdivision! This as-is, where-is property presents a great opportunity to Whether you're looking to restore the existing home or start fresh with new construction, this property has great potential! Located less than half a mile from shopping and dining--including Walmart, Domino's, and McDonald's--this location offers convenience and accessibility that's hard to beat. With plenty of room to build and grow, this property could be the site of your next successful flip, rental, or custom build. Don't miss this chance to invest in an area with strong rental demand and redevelopment potential.

19. 2025-11-06
    listed $30,000 New Listing 641-char remark

    Show marketing remark (641 chars)

    Investor Special - double lot in Sunny Park Subdivision! This as-is, where-is property presents a great opportunity to Whether you're looking to restore the existing home or start fresh with new construction, this property has great potential! Located less than half a mile from shopping and dining--including Walmart, Domino's, and McDonald's--this location offers convenience and accessibility that's hard to beat. With plenty of room to build and grow, this property could be the site of your next successful flip, rental, or custom build. Don't miss this chance to invest in an area with strong rental demand and redevelopment potential.

20. 2025-08-01
    historical
21. 2025-06-14
    price $25,000
22. 2025-04-30
    listed $30,000 New Listing

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

Taxation est. · year 1

• Rental income: $16,800
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$727
• Taxable income: $11,484
• Est. tax owed @ 24.0%: −$2,756
• After-tax cash flow: $8,443/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: Camden Fairview School District
• NCES district ID: 0506060
• Math proficiency: 9% ▼ -16.00%
• Reading proficiency: 15% ▼ -12.00%
• Median HH income: $30,854
• Composite: 9.43/100
• National rank: #9853
• State rank: #229 of 238 in AR

Livability — Camden

• Score: 57/100
• State rank: #364
• US rank: #22245

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Camden, AR
• City population: 17,883
• Population (ZIP): 17,883

Population outlook (Ouachita County) Hauer SSP2

• Today (2025): 21,485 people
• By 2030: 19,947 · -7.2%
• By 2040: 16,990 · -20.9%
• By 2050: 14,431 · -32.8%
• By 2075: 10,003 · -53.4%
• By 2100: 7,418 · -65.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 53% Black 39% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Ouachita

• 2024 margin: R (+19.1) · D 39.5% · R 58.6% · Other 1.8%
• 2008→2024 swing: -8.2pp toward R · 2008: -10.9pp · 2024: -19.1pp
• All cycles: 2024: R+19.1 2020: R+13.5 2016: R+10.4 2012: R+8.6 2008: R+10.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.10%
• Current HPI: 171.0106
• 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

-16.7% since first listed

5 events — show timeline

• 2026-02-06 Price Changed $25,000 CARMLS
• 2025-11-06 Listed $30,000 CARMLS
• 2025-08-01 Listing Removed — CARMLS
• 2025-06-14 Price Changed $25,000 CARMLS
• 2025-04-30 Listed $30,000 CARMLS