517 W Clark St · Nashville, AR 71852

$129,900

3 bd · 2.0 ba · 1,348 sqft · SingleFamily public records · 135 Days on market

Built 1947 0.31 ac lot $96/sqft · 5% below area Est $137k · 5% 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 +17.4/30.0
• ARV discount +10.0/15.0
• Appreciation +7.1/10.0
• DSCR +5.4/10.0
• 1% rule +3.4/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

* * New CH/CA unit * * New Roof * * New hot water heater * * Older frame home in the heart of downtown Nashville, offers approx 1,348 sq ft of living space, 3 bedrooms and 2 full baths. Kitchen with dishwasher and refrigerator. Hall bathroom has a new vanity and walk-in tub. Home has been totally updated with new paint and new floor coverings and new Storm door. CH/CA, laundry room, single carport and spacious yard.

Key facts

• New vanity
• Walk-in tub
• New hot water heater

Tags

• NEW ROOF
• NEW HOT WATER HEATER
• NEW VANITY
• WALK-IN TUB
• TOTALLY UPDATED
• NEW PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $97 ($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 $109k (15.9% below list).
• Recommended offer: $109k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.6% in Nashville — 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 65/100 on livability (#153 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, crime D-, amenities F.
• Nashville School District (town): math 37% / reading 41% proficiency, ranked #81 of 238 in AR (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 64 active listings in the ZIP; 1 units permitted in Howard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($898 loan paydown + $5k appreciation (4.2% local appreciation)).
• Howard County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.
• Current owner paid $60k; list at $130k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $109,227 (15.9% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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 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?
6. 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?
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: 0.84% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.20%
• DSCR: 1.14
• GRM: 9.9

CMA / ARV

• ARV (median comp): $137,437
• List price: $129,900
• Delta: -5.48%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
517 W Clark St	0.00mi	3/2.0	1,348 (0%)	23mo	$60,000	$45	81
234 Hempstead 349	0.24mi	2/2.0 (-1)	1,280 (-5%)	14mo	$280,000	$219	64
114 Hempstead 1235	0.31mi	3/2.0	1,204 (-11%)	16mo	$133,000	$110	54
806 W Johnson	0.27mi	3/1.5	1,178 (-13%)	23mo	$124,000	$105	45
707 N 4th St	0.46mi	2/1.0 (-1)	1,178 (-13%)	20mo	$126,000	$107	32

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

Projected returns pro-forma

4.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.6%
• Equity multiple: 1.83×
• Total profit: $30,173
• Equity at exit: $67,365

10-year hold

• IRR: 14.7%
• Equity multiple: 3.44×
• Total profit: $88,827
• Equity at exit: $111,399

Cash invested: $36,372 (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 71852

• Home prices YoY: 1.7%
• Active inventory: 64
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,092 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$31 /mo · $368/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $97

Break-even live

Break-even rent $970

Max offer price $129,900

Occupancy floor 86%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-01-12
   listed $129,900 New Listing 424-char remark

   Show marketing remark (424 chars)

   * * New CH/CA unit * * New Roof * * New hot water heater * * Older frame home in the heart of downtown Nashville, offers approx 1,348 sq ft of living space, 3 bedrooms and 2 full baths. Kitchen with dishwasher and refrigerator. Hall bathroom has a new vanity and walk-in tub. Home has been totally updated with new paint and new floor coverings and new Storm door. CH/CA, laundry room, single carport and spacious yard.

2. 2026-01-09
   historical
3. 2025-06-30
   price $129,900
4. 2025-01-14
   listed $135,000 New Listing
5. 2024-07-15
   soldstatus $60,000 Sold
6. 2024-07-15
   soldstatus $60,000
7. 2024-06-27
   status Under Contract
8. 2024-06-21
   listed $79,500 New Listing

ⓘ 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: $368 · $31/mo
• Projected year-2 tax: $831 · $69/mo
• Expected delta: +$463/yr (+$39/mo · 125.7%)

ⓘ 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 12% 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: $13,107
• − Mortgage interest: −$7,276
• − Property taxes: −$368
• − Insurance: −$650
• − Repairs & maintenance: −$1,049
• − Management: −$1,049
• − Depreciation: −$3,779
• Taxable loss: −$1,063
• Est. tax savings @ 24.0%: +$255
• After-tax cash flow: $1,418/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: Nashville School District
• NCES district ID: 0510380
• Math proficiency: 37% ▼ -14.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $37,746
• Composite: 32.48/100
• National rank: #5708
• State rank: #81 of 238 in AR

Livability — Nashville

• Score: 65/100
• State rank: #153
• US rank: #13205

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nashville, AR
• Population (ZIP): 10,088

Population outlook (Howard County) Hauer SSP2

• Today (2025): 12,642 people
• By 2030: 12,218 · -3.4%
• By 2040: 11,470 · -9.3%
• By 2050: 10,874 · -14.0%
• By 2075: 10,517 · -16.8%
• By 2100: 10,929 · -13.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 17% Hispanic / Latino 13% Two or more races 4%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 86% English-only · Spanish 11% German/W. Germanic 2% Chinese 1%

Political lean MEDSL · Howard

• 2024 margin: Solid R (+46.7) · D 25.9% · R 72.6% · Other 1.5%
• 2008→2024 swing: -21.7pp toward R · 2008: -25.0pp · 2024: -46.7pp
• All cycles: 2024: R+46.7 2020: R+41.9 2016: R+39.0 2012: R+31.7 2008: R+25.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.20%
• Current HPI: 250.2966
• 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

+63.4% since first listed

8 events — show timeline

• 2026-01-12 Listed $129,900 CARMLS
• 2026-01-09 Listing Removed — CARMLS
• 2025-06-30 Price Changed $129,900 CARMLS
• 2025-01-14 Listed $135,000 CARMLS
• 2024-07-15 Sold (Public Records) $60,000 Public Records
• 2024-07-15 Sold (MLS) $60,000 CARMLS
• 2024-06-27 Pending — CARMLS
• 2024-06-21 Listed $79,500 CARMLS

Property tax history

+6.1%/yr

Latest (2022): $368 · +0.0% YoY. Source: county tax records.