1905 S Spring St · Stuttgart, AR 72160

$95,000

3 bd · 2.5 ba · 1,676 sqft · SingleFamily public records · 80 Days on market

Built 1980 10,454 sqft lot $57/sqft · 30% below area Est $136k · 30% under ↓ 10% 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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this great new listing! Investors, this may be one to add to your portfolio. This home may also be eligible for rehab financing for consumers as well!

Key facts

• 0.24 acre lot
• Built 1980
• Listed 79 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#163 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools F, crime F.
• Stuttgart School District (town): math 28% / reading 24% proficiency, ranked #180 of 238 in AR (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 39 active listings in the ZIP; 17 units permitted in Arkansas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Arkansas County population projected at -19% 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 $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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

• 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 $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F 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?
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: 1.26% ✓
• Cap rate: 10.21%
• Cash-on-cash: 13.99%
• DSCR: 1.62
• GRM: 6.6

CMA / ARV

• ARV (median comp): $135,582
• List price: $95,000
• Delta: -29.93%
• 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
312 W 18th	0.18mi	3/2.0	1,752 (+4%)	1mo	$140,000	$80	81
2003 Beumer St	0.58mi	3/2.0	1,636 (-2%)	9mo	$182,500	$112	60
1820 Beumer St	0.60mi	3/2.0	1,602 (-4%)	6mo	$152,000	$95	58
1410 Granvue Dr	0.46mi	3/2.0	1,536 (-8%)	7mo	$189,000	$123	57
1818 S Spring St	0.05mi	3/2.0	1,426 (-15%)	17mo	$187,000	$131	56
1924 Beumer St	0.61mi	3/2.0	1,634 (-2%)	13mo	$125,000	$76	55
1209 Crockett St	0.52mi	3/2.0	1,761 (+5%)	16mo	$230,000	$131	52
1210 W 16th	0.59mi	3/2.5	1,836 (+10%)	8mo	$90,000	$49	50
1618 South Pr	0.41mi	4/3.0 (+1)	1,918 (+14%)	9mo	$130,000	$68	42
1110 W 22nd St	0.61mi	2/1.5 (-1)	1,480 (-12%)	2mo	$143,500	$97	42
2120 Coker Hampton St	0.52mi	3/2.0	1,456 (-13%)	14mo	$214,000	$147	40
904 S Buerkle St	0.72mi	3/2.0	1,436 (-14%)	9mo	$185,000	$129	33

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: 4.2%
• Equity multiple: 1.16×
• Total profit: $4,359
• Equity at exit: $14,165

10-year hold

• IRR: 13.7%
• Equity multiple: 2.10×
• Total profit: $29,241
• Equity at exit: $8,214

Cash invested: $26,600 (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 72160

• Home prices YoY: -31.9%
• Active inventory: 39
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,194 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$95 /mo · $1,145/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $310

Break-even live

Break-even rent $801

Max offer price $95,000

Occupancy floor 69%

Sensitivity live

Price	-10% $364	-5% $337	+0% $310	+5% $283	+10% $256
Rent	-10% $216	-5% $263	+0% $310	+5% $357	+10% $404
Rate	-1.0pp $358	-0.5pp $334	base $310	+0.5pp $285	+1.0pp $260

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $95,000 Active 80 DOM
2. 2026-06-18
   days on market $95,000 Active 79 DOM
3. 2026-06-17
   days on market $95,000 Active 78 DOM
4. 2026-06-16
   days on market $95,000 Active 77 DOM
5. 2026-06-15
   days on market $95,000 Active 76 DOM
6. 2026-06-14
   days on market $95,000 Active 74 DOM
7. 2026-06-12
   days on market $95,000 Active 73 DOM
8. 2026-06-09
   days on market $95,000 Active 70 DOM
9. 2026-06-08
   days on market $95,000 Active 69 DOM
10. 2026-06-07
    days on market $95,000 Active 68 DOM
11. 2026-06-07
    days on market $95,000 Active 67 DOM
12. 2026-06-04
    days on market $95,000 Active 64 DOM
13. 2026-06-02
    days on market $95,000 Active 63 DOM
14. 2026-06-01
    days on market $95,000 Active 62 DOM
15. 2026-05-31
    days on market $95,000 Active 61 DOM
16. 2026-05-31
    days on market $95,000 Active 60 DOM
17. 2026-03-31
    listed $95,000 New Listing 160-char remark

    Show marketing remark (160 chars)

    Check out this great new listing! Investors, this may be one to add to your portfolio. This home may also be eligible for rehab financing for consumers as well!

18. 2025-12-01
    historical
19. 2025-05-28
    price $110,000
20. 2025-03-09
    price $115,000
21. 2024-11-08
    listed $125,000 New Listing
22. 2021-11-02
    historical
23. 2021-08-02
    listed $105,000

ⓘ 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: $1,145 · $95/mo
• Projected year-2 tax: $1,145 · $95/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $14,328
• − Mortgage interest: −$5,321
• − Property taxes: −$1,145
• − Insurance: −$475
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$2,764
• Taxable income: $2,331
• Est. tax owed @ 24.0%: −$559
• After-tax cash flow: $3,162/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: Stuttgart School District
• NCES district ID: 0512960
• Math proficiency: 28% ▼ -15.00%
• Reading proficiency: 24% ▼ -6.00%
• Median HH income: $38,851
• Composite: 21.85/100
• National rank: #8240
• State rank: #180 of 238 in AR

Livability — Stuttgart

• Score: 64/100
• State rank: #163
• US rank: #13757

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stuttgart, AR
• Population (ZIP): 8,895

Population outlook (Arkansas County) Hauer SSP2

• Today (2025): 17,211 people
• By 2030: 16,520 · -4.0%
• By 2040: 15,158 · -11.9%
• By 2050: 13,916 · -19.1%
• By 2075: 11,278 · -34.5%
• By 2100: 8,805 · -48.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (57%)
• Race & ethnicity: White 57% Black 38% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Arkansas

• 2024 margin: Solid R (+44.1) · D 27.1% · R 71.2% · Other 1.7%
• 2008→2024 swing: -21.7pp toward R · 2008: -22.4pp · 2024: -44.1pp
• All cycles: 2024: R+44.1 2020: R+39.5 2016: R+30.6 2012: R+22.2 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.76%
• Current HPI: 159.9216
• 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

-9.5% since first listed

7 events — show timeline

• 2026-03-31 Listed $95,000 CARMLS
• 2025-12-01 Listing Removed — CARMLS
• 2025-05-28 Price Changed $110,000 CARMLS
• 2025-03-09 Price Changed $115,000 CARMLS
• 2024-11-08 Listed $125,000 CARMLS
• 2021-11-02 Listing Removed — CARMLS
• 2021-08-02 Listed $105,000 CARMLS

Property tax history

+2.4%/yr

Latest (2025): $1,145 · +8.3% YoY. Source: county tax records.