234 N 26th & 235 N 25th St · Arkadelphia, AR 71923

$210,000

8 bd · 2.0 ba · 1,152 sqft · MultiFamily public records · 102 Days on market

Built 1985 0.32 ac lot $182/sqft · 205% above area ↓ 25% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Income-Producing Opportunity – Two Duplexes with Solar Power Don’t miss your chance to own these income-producing properties! Conveniently located between 25th and 26th Street, this package includes two duplexes—a total of four units, each featuring 2 bedrooms and 1 bathroom. Each building is equipped with its own 10KW solar system (20KW combined), providing energy efficiency and long-term savings. Even better, the solar systems are included in the sale price and come with a warranty. This is a rare opportunity to invest in properties that not only generate steady rental income but also come with built-in energy savings for decades to come. 24 notice required for all showings. Agents see Remarks

Key facts

• Long term savings
• Solar power
• Energy efficiency

Tags

• INCOME PRODUCING OPPORTUNITY
• TWO DUPLEXES
• SOLAR POWER
• ENERGY EFFICIENCY
• LONG TERM SAVINGS

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $210k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $266/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $191k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 3.3% in Arkadelphia — 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 72/100 on livability (#32 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools D, amenities D, commute F.
• Arkadelphia School District (town): math 28% / reading 28% proficiency, ranked #167 of 238 in AR (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 130 active listings in the ZIP; 12 units permitted in Clark County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; list at $210k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.52% ✓
• Cap rate: 12.38%
• Cash-on-cash: 21.75%
• DSCR: 1.97
• GRM: 5.5

CMA / ARV

• ARV (median comp): $137,825
• List price: $210,000
• Delta: 52.37%
• 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: 14.4%
• Equity multiple: 1.58×
• Total profit: $33,893
• Equity at exit: $31,312

10-year hold

• IRR: 23.2%
• Equity multiple: 2.99×
• Total profit: $117,106
• Equity at exit: $18,157

Cash invested: $58,800 (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 71923

• Home prices YoY: -21.8%
• Active inventory: 130
• Price-to-rent: 22.0×

Monthly cashflow live

• Estimated rent: $3,186 medium
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$669
• Net cashflow: $1,066

Break-even live

Break-even rent $1,837

Max offer price $210,000

Occupancy floor 62%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$3,188
Total (4 units)			$3,186

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-19
   days on market $210,000 Active 102 DOM
2. 2026-06-18
   days on market $210,000 Active 101 DOM
3. 2026-06-17
   days on market $210,000 Active 100 DOM
4. 2026-06-16
   days on market $210,000 Active 99 DOM
5. 2026-06-15
   days on market $210,000 Active 98 DOM
6. 2026-06-14
   days on market $210,000 Active 96 DOM
7. 2026-06-12
   statusdays on market $210,000 Active 95 DOM
8. 2026-06-09
   days on market $210,000 Price Change 92 DOM
9. 2026-06-08
   days on market $210,000 Price Change 91 DOM
10. 2026-06-07
    days on market $210,000 Price Change 90 DOM
11. 2026-06-07
    pricestatusdays on market $210,000 Price Change 89 DOM
12. 2026-06-04
    days on market $225,000 Active 86 DOM
13. 2026-06-02
    days on market $225,000 Active 85 DOM
14. 2026-06-01
    days on market $225,000 Active 84 DOM
15. 2026-05-31
    days on market $225,000 Active 83 DOM
16. 2026-05-31
    days on market $225,000 Active 82 DOM
17. 2026-03-24
    status Back on Market 723-char remark

    Show marketing remark (723 chars)

    Income-Producing Opportunity – Two Duplexes with Solar Power Don’t miss your chance to own these income-producing properties! Conveniently located between 25th and 26th Street, this package includes two duplexes—a total of four units, each featuring 2 bedrooms and 1 bathroom. Each building is equipped with its own 10KW solar system (20KW combined), providing energy efficiency and long-term savings. Even better, the solar systems are included in the sale price and come with a warranty. This is a rare opportunity to invest in properties that not only generate steady rental income but also come with built-in energy savings for decades to come. 24 notice required for all showings. Agents see Remarks

18. 2026-03-11
    historical Take Backups 723-char remark

    Show marketing remark (723 chars)

    Income-Producing Opportunity – Two Duplexes with Solar Power Don’t miss your chance to own these income-producing properties! Conveniently located between 25th and 26th Street, this package includes two duplexes—a total of four units, each featuring 2 bedrooms and 1 bathroom. Each building is equipped with its own 10KW solar system (20KW combined), providing energy efficiency and long-term savings. Even better, the solar systems are included in the sale price and come with a warranty. This is a rare opportunity to invest in properties that not only generate steady rental income but also come with built-in energy savings for decades to come. 24 notice required for all showings. Agents see Remarks

19. 2026-03-09
    listed $225,000 New Listing 723-char remark

    Show marketing remark (723 chars)

    Income-Producing Opportunity – Two Duplexes with Solar Power Don’t miss your chance to own these income-producing properties! Conveniently located between 25th and 26th Street, this package includes two duplexes—a total of four units, each featuring 2 bedrooms and 1 bathroom. Each building is equipped with its own 10KW solar system (20KW combined), providing energy efficiency and long-term savings. Even better, the solar systems are included in the sale price and come with a warranty. This is a rare opportunity to invest in properties that not only generate steady rental income but also come with built-in energy savings for decades to come. 24 notice required for all showings. Agents see Remarks

20. 2026-03-06
    historical
21. 2025-12-31
    price $225,000
22. 2025-11-04
    price $245,000
23. 2025-10-11
    price $260,000
24. 2025-09-12
    listed $275,000 New Listing
25. 2024-11-30
    historical
26. 2024-09-25
    price $280,000
27. 2024-08-09
    price $300,000
28. 2024-06-29
    price $320,000
29. 2024-06-05
    listed $340,000 New Listing
30. 2020-06-02
    soldstatus $120,000
31. 2006-10-20
    soldstatus $300,000

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

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 · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $38,232
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$3,059
• − Management: −$3,059
• − Depreciation: −$6,109
• Taxable income: $10,043
• Est. tax owed @ 24.0%: −$2,410
• After-tax cash flow: $10,378/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: Arkadelphia School District
• NCES district ID: 0502430
• Math proficiency: 28% ▼ -13.00%
• Reading proficiency: 28% ▼ -12.00%
• Median HH income: $35,116
• Composite: 23.13/100
• National rank: #7954
• State rank: #167 of 238 in AR

Livability — Arkadelphia

• Score: 72/100
• State rank: #32
• US rank: #6224

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arkadelphia, AR
• City population: 1,292
• Population (ZIP): 14,374

Population outlook (Clark County) Hauer SSP2

• Today (2025): 22,335 people
• By 2030: 22,306 · -0.1%
• By 2040: 21,839 · -2.2%
• By 2050: 21,961 · -1.7%
• By 2075: 24,186 · +8.3%
• By 2100: 25,897 · +15.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 25% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Slovak 2% Lithuanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Clark

• 2024 margin: Strong R (+20.5) · D 38.6% · R 59.1% · Other 2.2%
• 2008→2024 swing: -16.7pp toward R · 2008: -3.8pp · 2024: -20.5pp
• All cycles: 2024: R+20.5 2020: R+14.0 2016: R+9.5 2012: R+6.4 2008: R+3.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.38%
• Current HPI: 209.8396
• 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

-25.0% since first listed

15 events — show timeline

• 2026-03-24 Relisted — CARMLS
• 2026-03-11 Contingent — CARMLS
• 2026-03-09 Listed $225,000 CARMLS
• 2026-03-06 Listing Removed — CARMLS
• 2025-12-31 Price Changed $225,000 CARMLS
• 2025-11-04 Price Changed $245,000 CARMLS
• 2025-10-11 Price Changed $260,000 CARMLS
• 2025-09-12 Listed $275,000 CARMLS
• 2024-11-30 Listing Removed — CARMLS
• 2024-09-25 Price Changed $280,000 CARMLS
• 2024-08-09 Price Changed $300,000 CARMLS
• 2024-06-29 Price Changed $320,000 CARMLS
• 2024-06-05 Listed $340,000 CARMLS
• 2020-06-02 Sold (Public Records) $120,000 Public Records
• 2006-10-20 Sold (Public Records) $300,000 Public Records

Property tax history

-6.5%/yr

Latest (2025): $381 · +1.3% YoY. Source: county tax records.