1436 County Road 356 · Piggott, AR 72454

$119,000

3 bd · 2.0 ba · 1,624 sqft · SingleFamily public records · 58 Days on market

Built 1994 3.80 ac lot $73/sqft · 22% below area Est $156k · 24% under

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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 +17.8/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.6/10.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Scenic retreat on over 3 acres, great views. 3 bedrooms two bathrooms. Agents please see agent remarks. The roof was installed at the beginning of April

Key facts

• Over 3 acres
• Scenic retreat
• Great views

Tags

• SCENIC RETREAT
• GREAT VIEWS
• OVER 3 ACRES
• RURAL RESIDENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $102k (14.7% below list).
• Recommended offer: $102k (14.7% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 4.4% in Piggott — 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 70/100 on livability (#50 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Piggott School District (town): math 32% / reading 28% proficiency, ranked #157 of 238 in AR (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 71 active listings in the ZIP; 4 units permitted in Clay County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($823 loan paydown + $12k appreciation (10.0% local appreciation)).
• Clay County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $98k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $101,536 (14.7% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.85% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.57%
• DSCR: 1.16
• GRM: 9.8

CMA / ARV

• ARV (median comp): $155,849
• List price: $119,000
• Delta: -23.64%
• Verdict: UNDERPRICED
• Comps: 16 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.8%
• Equity multiple: 3.13×
• Total profit: $71,062
• Equity at exit: $107,205

10-year hold

• IRR: 23.5%
• Equity multiple: 7.13×
• Total profit: $204,188
• Equity at exit: $231,191

Cash invested: $33,320 (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 72454

• Home prices YoY: 3.4%
• Active inventory: 71
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,015 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$29 /mo · $353/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $99

Break-even live

Break-even rent $890

Max offer price $119,000

Occupancy floor 85%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $119,000 Active 58 DOM
2. 2026-06-18
   days on market $119,000 Active 57 DOM
3. 2026-06-17
   days on market $119,000 Active 56 DOM
4. 2026-06-16
   days on market $119,000 Active 55 DOM
5. 2026-06-15
   days on market $119,000 Active 54 DOM
6. 2026-06-14
   days on market $119,000 Active 52 DOM
7. 2026-06-12
   days on market $119,000 Active 51 DOM
8. 2026-06-09
   days on market $119,000 Active 48 DOM
9. 2026-06-08
   days on market $119,000 Active 47 DOM
10. 2026-06-07
    days on market $119,000 Active 46 DOM
11. 2026-06-05
    days on market $119,000 Active 44 DOM
12. 2026-06-04
    days on market $119,000 Active 42 DOM
13. 2026-06-02
    days on market $119,000 Active 41 DOM
14. 2026-06-01
    days on market $119,000 Active 40 DOM
15. 2026-05-31
    days on market $119,000 Active 39 DOM
16. 2026-05-31
    days on market $119,000 Active 38 DOM
17. 2026-05-06
    listed $129,900 Active 152-char remark

    Show marketing remark (152 chars)

    Scenic retreat on over 3 acres, great views. 3 bedrooms two bathrooms. Agents please see agent remarks. The roof was installed at the beginning of April

18. 2026-04-21
    listed $129,900 New Listing 153-char remark

    Show marketing remark (153 chars)

    Scenic retreat on over 3 acres, great views. 3 bedrooms two bathrooms. Agents please see agent remarks. The roof was installed at the beginning of April.

19. 2015-06-15
    soldstatus $98,500
20. 2012-11-07
    soldstatus $60,000
21. 1998-02-25
    soldstatus $50,000

ⓘ 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: $353 · $29/mo
• Projected year-2 tax: $762 · $63/mo
• Expected delta: +$408/yr (+$34/mo · 115.5%)

ⓘ 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 4/10 Moderate 6 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,184
• − Mortgage interest: −$6,666
• − Property taxes: −$353
• − Insurance: −$595
• − Repairs & maintenance: −$975
• − Management: −$975
• − Depreciation: −$3,462
• Taxable loss: −$841
• Est. tax savings @ 24.0%: +$202
• After-tax cash flow: $1,391/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: Piggott School District
• NCES district ID: 0511370
• Math proficiency: 32% ▼ -15.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $33,336
• Composite: 24.63/100
• National rank: #7628
• State rank: #157 of 238 in AR

Livability — Piggott

• Score: 70/100
• State rank: #50
• US rank: #7358

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,699

Population outlook (Clay County) Hauer SSP2

• Today (2025): 13,564 people
• By 2030: 12,834 · -5.4%
• By 2040: 11,498 · -15.2%
• By 2050: 10,325 · -23.9%
• By 2075: 8,228 · -39.3%
• By 2100: 6,675 · -50.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Serbian 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Clay

• 2024 margin: Solid R (+61.6) · D 18.3% · R 79.9% · Other 1.9%
• 2008→2024 swing: -47.3pp toward R · 2008: -14.3pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+60.3 2016: R+29.8 2012: R+29.1 2008: R+14.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.57%
• Current HPI: 355.7877
• 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

+159.8% since first listed

5 events — show timeline

• 2026-05-06 Listed $129,900 NEABOR MLS
• 2026-04-21 Listed $129,900 CARMLS
• 2015-06-15 Sold (Public Records) $98,500 Public Records
• 2012-11-07 Sold (Public Records) $60,000 Public Records
• 1998-02-25 Sold (Public Records) $50,000 Public Records

Property tax history

-1.8%/yr

Latest (2025): $353 · -14.2% YoY. Source: county tax records.