950 Hancock · West Crossett, AR 71635

$75,000

3 bd · 1.0 ba · 900 sqft · SingleFamily public records · 67 Days on market

Built 1957 0.37 ac lot $83/sqft · 50% above area Est $55k · 36% over

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Why this score? — see what drove the C- 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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +6.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Legal to be given after survey. .37 A lot for Country living but located close to town, this cozy home is just waiting for newlyweds or couple to retire. It is move-in-ready featuring a cozy living room, dining room combo that is open to the kitchen that has a stove and refrigerator, three bedrooms, one bath with shower over bathtub and a large laundry room with a sink. It features a front porch, a great neighborhood and a large yard. It has three window units, new roof, new windows, vinyl siding, flooring and bath. One you must see.

Key facts

• Cozy living room
• Move-in-ready
• Front porch

Tags

• MOVE-IN-READY
• COZY LIVING ROOM
• DINING ROOM COMBO
• LARGE LAUNDRY ROOM
• FRONT PORCH
• LARGE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($873 rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#230 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B+, housing B+; Watch: health & safety D, schools F, amenities F.
• Crossett School District (town): math 19% / reading 21% proficiency, ranked #213 of 238 in AR (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 56 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Ashley County population projected at -30% 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 $21k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 44% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 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 1957 — 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. 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.
7. 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.
8. 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: 1.16% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.04%
• DSCR: 1.58
• GRM: 7.2

CMA / ARV

• ARV (median comp): $55,258
• List price: $75,000
• Delta: 35.73%
• Verdict: OVERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.9%
• Equity multiple: 1.11×
• Total profit: $2,355
• Equity at exit: $11,183

10-year hold

• IRR: 12.4%
• Equity multiple: 1.98×
• Total profit: $20,671
• Equity at exit: $6,485

Cash invested: $21,000 (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 71635

• Home prices YoY: -30.4%
• Active inventory: 56
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $873 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$37 /mo · $440/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $228

Break-even live

Break-even rent $584

Max offer price $75,000

Occupancy floor 69%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-13
   status $75,000 Under Contract 67 DOM
2. 2026-06-12
   days on market $75,000 Active 67 DOM
3. 2026-06-09
   days on market $75,000 Active 64 DOM
4. 2026-06-08
   days on market $75,000 Active 63 DOM
5. 2026-06-07
   days on market $75,000 Active 62 DOM
6. 2026-06-05
   days on market $75,000 Active 60 DOM
7. 2026-06-04
   days on market $75,000 Active 58 DOM
8. 2026-06-02
   days on market $75,000 Active 57 DOM
9. 2026-06-01
   days on market $75,000 Active 56 DOM
10. 2026-05-31
    days on market $75,000 Active 55 DOM
11. 2026-05-31
    days on market $75,000 Active 54 DOM
12. 2026-04-06
    listed $75,000 New Listing 544-char remark

    Show marketing remark (544 chars)

    New Legal to be given after survey. .37 A lot for Country living but located close to town, this cozy home is just waiting for newlyweds or couple to retire. It is move-in-ready featuring a cozy living room, dining room combo that is open to the kitchen that has a stove and refrigerator, three bedrooms, one bath with shower over bathtub and a large laundry room with a sink. It features a front porch, a great neighborhood and a large yard. It has three window units, new roof, new windows, vinyl siding, flooring and bath. One you must see.

ⓘ 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: $440 · $37/mo
• Projected year-2 tax: $480 · $40/mo
• Expected delta: +$40/yr (+$3/mo · 9.2%)

ⓘ 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 ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 44% 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: $10,471
• − Mortgage interest: −$4,201
• − Property taxes: −$440
• − Insurance: −$375
• − Repairs & maintenance: −$838
• − Management: −$838
• − Depreciation: −$2,182
• Taxable income: $1,598
• Est. tax owed @ 24.0%: −$383
• After-tax cash flow: $2,354/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: Crossett School District
• NCES district ID: 0504800
• Math proficiency: 19% ▼ -16.00%
• Reading proficiency: 21% ▼ -10.00%
• Median HH income: $37,682
• Composite: 16.73/100
• National rank: #9162
• State rank: #213 of 238 in AR

Livability — West Crossett

• Score: 61/100
• State rank: #230
• US rank: #17362

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,368

Population outlook (Ashley County) Hauer SSP2

• Today (2025): 18,757 people
• By 2030: 17,541 · -6.5%
• By 2040: 15,243 · -18.7%
• By 2050: 13,136 · -30.0%
• By 2075: 8,901 · -52.5%
• By 2100: 5,626 · -70.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 28% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Ashley

• 2024 margin: Solid R (+48.0) · D 25.2% · R 73.2% · Other 1.6%
• 2008→2024 swing: -19.9pp toward R · 2008: -28.1pp · 2024: -48.0pp
• All cycles: 2024: R+48.0 2020: R+43.2 2016: R+36.5 2012: R+25.4 2008: R+28.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.73%
• Current HPI: 125.616
• 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

1 event — show timeline

• 2026-04-06 Listed $75,000 CARMLS

Property tax history

+4.2%/yr

Latest (2025): $440 · +8.2% YoY. Source: county tax records.