609 W Vine Ave · Searcy, AR 72143

$65,000

3 bd · 2.0 ba · 1,128 sqft · SingleFamily public records · 20 Days on market

Built 1950 6,534 sqft lot $58/sqft · 38% below area Est $104k · 38% under ↓ 11% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

updated 3br 2ba house with hardie backer siding on the outside, new luxury vinyl flooring throughout the house. , and new paint. Fenced in backyard and a storage building.

Key facts

• Storage buildings
• Close to post office
• Chain fence

Tags

• STORAGE BUILDINGS
• CHAIN FENCE
• CLOSE TO POST OFFICE
• CLOSE TO PUBLIC SCHOOLS
• DETACHED

Property features AI

Finance

• Financial info: Financing available: conventional loan or cash

Exterior

• Utilities: Public sewer; Public water; Municipal electric (Entergy); Natural gas
• Home design: Metal/vinyl siding
• Construction: Architectural shingle roof; Slab foundation
• Exterior features: Fully fenced yard; Outside storage area; Chain link fencing; Paved road access

Interior

• Kitchen: Free-standing stove; Dishwasher
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Washer connection; Electric dryer connection; Gas water heater; Sheetrock walls/ceilings
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

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 ($945 rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 3.2% in Searcy — 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 (#51 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime D, commute F, employment F.
• Searcy School District (town): math 47% / reading 43% proficiency, ranked #37 of 238 in AR (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mcrae Elementary School (math 52% / reading 37%, grade F, #143 of 454 statewide, top 36%, 422 students, 58% FRL); Southwest Middle School (math 51% / reading 42%, grade D+, #49 of 201 statewide, top 26%, 910 students, 50% FRL); Searcy High School (math 30% / reading 42%, grade F, #81 of 292 statewide, top 29%, 1,166 students, 39% FRL).
• Market conditions: 176 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 219 units permitted in White County in 2024 (36 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• White County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D 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?
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: 1.45% ✓
• Cap rate: 12.95%
• Cash-on-cash: 23.78%
• DSCR: 2.06
• GRM: 5.7

CMA / ARV

• ARV (median comp): $104,420
• List price: $65,000
• Delta: -37.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
611 W Moore Ave	0.12mi	3/1.0	1,080 (-4%)	10mo	$143,000	$132	74
710 N Pne	0.34mi	3/1.5	1,088 (-4%)	3mo	$119,900	$110	74
507 W Academy	0.09mi	3/1.0	1,188 (+5%)	11mo	$75,000	$63	74
905 W Center Ave	0.27mi	3/1.0	1,182 (+5%)	4mo	$162,000	$137	72
207 S Elm St	0.34mi	3/1.0	1,057 (-6%)	0mo	$107,000	$101	69
603 N Sowell	0.35mi	3/1.0	1,144 (+1%)	11mo	$146,000	$128	68
1206 W Race St	0.36mi	2/1.0 (-1)	1,080 (-4%)	9mo	$132,000	$122	60
710 N Sowell	0.36mi	3/2.0	960 (-15%)	4mo	$130,000	$135	55
411 N Olive St	0.45mi	2/2.0 (-1)	960 (-15%)	2mo	$140,000	$146	48
608 N Main	0.45mi	2/1.0 (-1)	1,242 (+10%)	10mo	$100,000	$81	45
613 Sanibel St	0.62mi	3/2.0	1,292 (+14%)	7mo	$185,000	$143	41
1505 W Park Ave	0.64mi	4/1.5 (+1)	1,240 (+10%)	11mo	$130,500	$105	37

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: 16.9%
• Equity multiple: 1.68×
• Total profit: $12,413
• Equity at exit: $9,692

10-year hold

• IRR: 25.4%
• Equity multiple: 3.21×
• Total profit: $40,287
• Equity at exit: $5,620

Cash invested: $18,200 (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 72143

• Home prices YoY: -28.4%
• Active inventory: 176
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $945 high
• Mortgage (P&I): −$341
• Tax from tax record: −$18 /mo · $216/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $361

Break-even live

Break-even rent $489

Max offer price $65,000

Occupancy floor 57%

Sensitivity live

Price	-10% $397	-5% $379	+0% $361	+5% $342	+10% $324
Rent	-10% $286	-5% $323	+0% $361	+5% $398	+10% $435
Rate	-1.0pp $393	-0.5pp $377	base $361	+0.5pp $344	+1.0pp $327

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
508 N Apple St Searcy, AR	2.0	1.0	926	$800	$0.86	45d	1	0.13mi
104 E Academy Ave Unit 1 Searcy, AR	2.0	2.0	1052	$950	$0.90	45d	1	0.39mi
909 Holmes Rd Searcy, AR	1.0–2.0	1.0–2.0	795	$865	$1.09	45d	13	0.61mi
701 S Elm St Unit H1 Searcy, AR	2.0	1.0	850	$839	$0.99	45d	1	0.68mi
32 Robbye Ln Searcy, AR	3.0	2.0	1331	$1,400	$1.05	45d	1	1.05mi
1104 E Race Ave Searcy, AR	2.0	1.0	700	$750	$1.07	45d	1	1.10mi
28 Stoneybrook Ln Unit 16 Searcy, AR	2.0	1.5	900	$755	$0.84	45d	1	1.13mi
32 Stoneybrook Ln Apt 7 Searcy, AR	2.0	1.0	720	$715	$0.99	45d	1	1.16mi
32 Stoneybrook Ln Unit 5 Searcy, AR	2.0	1.0	720	$745	$1.03	45d	1	1.16mi
400 Meadow Lake Cir Searcy, AR	1.0–2.0	1.0	610	$860	$1.41	45d	7	1.22mi

Listing history 17 events

1. 2026-06-22
   days on market $65,000 Active 20 DOM
2. 2026-06-21
   days on market $65,000 Active 19 DOM
3. 2026-06-19
   days on market $65,000 Active 17 DOM
4. 2026-06-18
   days on market $65,000 Active 16 DOM
5. 2026-06-17
   statusdays on market $65,000 Active 15 DOM
6. 2026-06-16
   days on market $65,000 Back on Market 14 DOM
7. 2026-06-15
   days on market $65,000 Back on Market 13 DOM
8. 2026-06-14
   days on market $65,000 Back on Market 11 DOM
9. 2026-06-12
   statusdays on market $65,000 Back on Market 10 DOM
10. 2026-05-14
    status Under Contract 535-char remark
11. 2026-05-13
    status Pending (FC, SS, REO) 535-char remark
12. 2026-05-05
    listed $65,000 New Listing 535-char remark
13. 2023-02-21
    soldstatus $89,000
14. 2023-02-17
    soldstatus $89,000 Sold 173-char remark

    Show marketing remark (173 chars)

    updated 3br 2ba house with hardie backer siding on the outside, new luxury vinyl flooring throughout the house. , and new paint. Fenced in backyard and a storage building.

15. 2023-01-10
    status Under Contract 173-char remark

    Show marketing remark (173 chars)

    updated 3br 2ba house with hardie backer siding on the outside, new luxury vinyl flooring throughout the house. , and new paint. Fenced in backyard and a storage building.

16. 2023-01-05
    listed $85,900 New Listing 173-char remark

    Show marketing remark (173 chars)

    updated 3br 2ba house with hardie backer siding on the outside, new luxury vinyl flooring throughout the house. , and new paint. Fenced in backyard and a storage building.

17. 2001-08-08
    soldstatus $73,182

ⓘ 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: $216 · $18/mo
• Projected year-2 tax: $416 · $35/mo
• Expected delta: +$200/yr (+$17/mo · 92.6%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $11,341
• − Mortgage interest: −$3,641
• − Property taxes: −$216
• − Insurance: −$325
• − Repairs & maintenance: −$907
• − Management: −$907
• − Depreciation: −$1,891
• Taxable income: $3,453
• Est. tax owed @ 24.0%: −$829
• After-tax cash flow: $3,499/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: Searcy School District
• NCES district ID: 0512210
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $44,318
• Composite: 38.12/100
• National rank: #4272
• State rank: #37 of 238 in AR

Livability — Searcy

• Score: 70/100
• State rank: #51
• US rank: #7408

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Searcy, AR
• County: White County · 35,000 people
• City population: 35,000
• Metro: Searcy, AR
• Population (ZIP): 35,000
• Household income: $58,344
• Rent vs Own: 35.0% rent · 65.0% own
• Severe rent burden: 804.0

Population outlook (White County) Hauer SSP2

• Today (2025): 82,310 people
• By 2030: 83,861 · +1.9%
• By 2040: 86,492 · +5.1%
• By 2050: 88,246 · +7.2%
• By 2075: 91,307 · +10.9%
• By 2100: 91,548 · +11.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 7% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · White

• 2024 margin: Solid R (+61.2) · D 18.3% · R 79.5% · Other 2.2%
• 2008→2024 swing: -14.0pp toward R · 2008: -47.2pp · 2024: -61.2pp
• All cycles: 2024: R+61.2 2020: R+58.9 2016: R+57.9 2012: R+53.7 2008: R+47.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.60%
• Current HPI: 206.0334
• Rent YoY: —
• Metro: Searcy, AR
• 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

-11.2% since first listed

9 events — show timeline

• 2026-06-10 Relisted — CARMLS
• 2026-05-14 Pending — CARMLS
• 2026-05-13 Pending — CARMLS
• 2026-05-05 Listed $65,000 CARMLS
• 2023-02-21 Sold (Public Records) $89,000 Public Records
• 2023-02-17 Sold (MLS) $89,000 CARMLS
• 2023-01-10 Pending — CARMLS
• 2023-01-05 Listed $85,900 CARMLS
• 2001-08-08 Sold (Public Records) $73,182 Public Records

Property tax history

-1.8%/yr

Latest (2025): $216 · +0.0% YoY. Source: county tax records.