703 E 5th Sts · Hope, AR 71801

$67,500

2 bd · 1.0 ba · 1,066 sqft · SingleFamily public records · 81 Days on market

Built 1945 5,227 sqft lot

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Why this score? — see what drove the B- 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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CLEAN AND MOVE IN READY. New carpet fresh paint, LED lighting. Gas water heater and furnace, new ac unit, cozy home in quiet neighborhood

Key facts

• 5,227 sq ft lot
• Built 1945
• Listed 81 days

Property features AI

Finance

• HOA & community: Annual HOA frequency

Exterior

• Parking: Carport
• Utilities: Public sewer; Public water; Electric (municipal, Entergy); Natural gas; Cable TV; Satellite TV
• Home design: Frame construction
• Construction: Frame exterior; Composition roof; Piers foundation
• Exterior features: Level lot; Paved road frontage; Inside city limits

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central cooling (electric); Central heat (gas)
• Interior features: Sheetrock walls and ceilings

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($968 rent vs $68k).
• Recommended offer: $63k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#161 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute C-, schools F, crime F.
• Hope School District (town): math 13% / reading 21% proficiency, ranked #221 of 238 in AR (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 34 active listings in the ZIP; 1 units permitted in Hempstead County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $467 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Hempstead County population projected at -21% 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 $19k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 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 $38k; list at $68k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• 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 $63,450 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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. 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.
8. 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.
9. 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: 1.43% ✓
• Cap rate: 12.70%
• Cash-on-cash: 22.89%
• DSCR: 2.02
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $14,924
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
613 S Walnut St	0.35mi	3/1.5 (+1)	1,216 (+14%)	14mo	$17,500	$14	41

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

Projected returns pro-forma

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

5-year hold

• IRR: 15.8%
• Equity multiple: 1.64×
• Total profit: $12,003
• Equity at exit: $10,064

10-year hold

• IRR: 24.4%
• Equity multiple: 3.11×
• Total profit: $39,926
• Equity at exit: $5,836

Cash invested: $18,900 (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 71801

• Home prices YoY: -19.5%
• Active inventory: 34
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $968 medium
• Mortgage (P&I): −$354
• Tax from tax record: −$22 /mo · $264/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $361

Break-even live

Break-even rent $512

Max offer price $67,500

Occupancy floor 58%

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: $16,875
• Closing costs: $2,025
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-19
   status Under Contract
2. 2026-04-16
   status Pending 137-char remark

   Show marketing remark (137 chars)

   CLEAN AND MOVE IN READY. New carpet fresh paint, LED lighting. Gas water heater and furnace, new ac unit, cozy home in quiet neighborhood

3. 2025-12-09
   listed $67,500 New Listing

   Show marketing remark (137 chars)

   CLEAN AND MOVE IN READY. New carpet fresh paint, LED lighting. Gas water heater and furnace, new ac unit, cozy home in quiet neighborhood

4. 2025-12-09
   listed $67,500 Active 137-char remark

   Show marketing remark (137 chars)

   CLEAN AND MOVE IN READY. New carpet fresh paint, LED lighting. Gas water heater and furnace, new ac unit, cozy home in quiet neighborhood

5. 1999-08-16
   soldstatus $38,000

ⓘ 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: $264 · $22/mo
• Projected year-2 tax: $432 · $36/mo
• Expected delta: +$168/yr (+$14/mo · 63.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,615
• − Mortgage interest: −$3,781
• − Property taxes: −$264
• − Insurance: −$338
• − Repairs & maintenance: −$929
• − Management: −$929
• − Depreciation: −$1,964
• Taxable income: $3,411
• Est. tax owed @ 24.0%: −$819
• After-tax cash flow: $3,508/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: Hope School District
• NCES district ID: 0507840
• Math proficiency: 13% ▼ -13.00%
• Reading proficiency: 21% ▼ -11.00%
• Median HH income: $32,285
• Composite: 13.71/100
• National rank: #9495
• State rank: #221 of 238 in AR

Livability — Hope

• Score: 64/100
• State rank: #161
• US rank: #13723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hope, AR
• Population (ZIP): 14,907

Population outlook (Hempstead County) Hauer SSP2

• Today (2025): 20,807 people
• By 2030: 19,949 · -4.1%
• By 2040: 18,236 · -12.4%
• By 2050: 16,466 · -20.9%
• By 2075: 12,676 · -39.1%
• By 2100: 9,314 · -55.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 48% Black 31% Hispanic / Latino 18% Two or more races 7%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Romanian 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 87% English-only · Spanish 13%

Political lean MEDSL · Hempstead

• 2024 margin: Solid R (+39.7) · D 29.2% · R 68.9% · Other 2.0%
• 2008→2024 swing: -20.6pp toward R · 2008: -19.1pp · 2024: -39.7pp
• All cycles: 2024: R+39.7 2020: R+34.0 2016: R+28.9 2012: R+26.3 2008: R+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.22%
• Current HPI: 136.8593
• 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

+77.6% since first listed

5 events — show timeline

• 2026-04-19 Pending — CARMLS
• 2026-04-16 Pending — TBOR
• 2025-12-09 Listed $67,500 TBOR
• 2025-12-09 Listed $67,500 CARMLS
• 1999-08-16 Sold (Public Records) $38,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $264 · +0.0% YoY. Source: county tax records.