7 Law 724 Rd · Sedgwick, AR 72476

$80,000

3 bd · 1.5 ba · 1,420 sqft · SingleFamily public records · 51 Days on market

$56/sqft · 45% below area Est $145k · 45% under

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.9/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Home offers strong potential with several major updates already completed. Roof is less than 5 years old. HVAC system, including ductwork, was replaced approximately 2 years ago. Numerous plumbing updates have been completed. Property will require cosmetic improvements, including interior paint, doors, trim, and flooring installation. Flooring materials are currently on-site but not installed. Great opportunity for buyers looking to add value and customize to their preference.

Key facts

• Hvac system replaced
• Major updates
• 2 garage spots

Tags

• MAJOR UPDATES
• ROOF LESS THAN 5 YEARS OLD
• HVAC SYSTEM REPLACED
• NUMEROUS PLUMBING UPDATES
• COSMETIC IMPROVEMENTS

Property features AI

Exterior

• Parking: Attached or detached 2-car garage
• Home design: Single-family residence; Residential property
• Construction: Slab foundation
• Exterior features: Irregular-shaped lot

Interior

• Flooring: Laminate
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating
• Interior features: Laminate flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 49/100 on livability (#500 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools F, crime F, amenities F.
• Hoxie School District (town): math 30% / reading 30% proficiency, ranked #158 of 238 in AR (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 55 active listings in the ZIP; 63 units permitted in Lawrence County in 2024 (15 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($553 loan paydown + $3k appreciation (3.8% local appreciation)).
• Lawrence County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

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 $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% 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. 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?
5. 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.
6. 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.
7. 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: 1.59% ✓
• Cap rate: 13.09%
• Cash-on-cash: 24.28%
• DSCR: 2.08
• GRM: 5.2

CMA / ARV

• ARV (median comp): $145,113
• List price: $80,000
• Delta: -44.87%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

3.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.9%
• Equity multiple: 2.88×
• Total profit: $42,038
• Equity at exit: $39,709

10-year hold

• IRR: 31.5%
• Equity multiple: 5.69×
• Total profit: $105,035
• Equity at exit: $64,277

Cash invested: $22,400 (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 72476

• Home prices YoY: 1.7%
• Active inventory: 55
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,274 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $453

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 59%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $80,000 Active 51 DOM
2. 2026-06-18
   days on market $80,000 Active 50 DOM
3. 2026-06-17
   days on market $80,000 Active 49 DOM
4. 2026-06-16
   days on market $80,000 Active 48 DOM
5. 2026-06-15
   days on market $80,000 Active 47 DOM
6. 2026-06-14
   days on market $80,000 Active 45 DOM
7. 2026-06-12
   days on market $80,000 Active 44 DOM
8. 2026-06-09
   days on market $80,000 Active 41 DOM
9. 2026-06-09
   price $80,000 Active 40 DOM
10. 2026-06-08
    days on market $95,000 Active 40 DOM
11. 2026-06-07
    days on market $95,000 Active 39 DOM
12. 2026-06-05
    days on market $95,000 Active 37 DOM
13. 2026-06-04
    days on market $95,000 Active 35 DOM
14. 2026-06-02
    days on market $95,000 Active 34 DOM
15. 2026-06-01
    days on market $95,000 Active 33 DOM
16. 2026-05-31
    days on market $95,000 Active 32 DOM
17. 2026-05-31
    days on market $95,000 Active 31 DOM
18. 2026-04-22
    listed $95,000 Active 481-char remark
19. 2021-11-02
    soldstatus $70,000
20. 2017-11-15
    soldstatus $35,000
21. 1999-02-05
    soldstatus $23,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $15,283
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,223
• − Management: −$1,223
• − Depreciation: −$2,327
• Taxable income: $4,429
• Est. tax owed @ 24.0%: −$1,063
• After-tax cash flow: $4,376/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: Hoxie School District
• NCES district ID: 0507990
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 30% ▼ -15.00%
• Median HH income: $32,220
• Composite: 24.51/100
• National rank: #7648
• State rank: #158 of 238 in AR

Livability — Sedgwick

• Score: 49/100
• State rank: #500
• US rank: #25902

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sedgwick, AR
• Population (ZIP): 7,565

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 15,453 people
• By 2030: 14,697 · -4.9%
• By 2040: 13,247 · -14.3%
• By 2050: 11,937 · -22.8%
• By 2075: 9,466 · -38.7%
• By 2100: 7,441 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 3% Black 1%
• Common ancestry: Slovak 1% Serbian 1% Romanian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+64.0) · D 16.9% · R 81.0% · Other 2.1%
• 2008→2024 swing: -43.1pp toward R · 2008: -20.9pp · 2024: -64.0pp
• All cycles: 2024: R+64.0 2020: R+59.6 2016: R+49.8 2012: R+31.6 2008: R+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.82%
• Current HPI: 231.817
• 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

+247.8% since first listed

5 events — show timeline

• 2026-06-09 Price Changed $80,000 NEABOR MLS
• 2026-04-22 Listed $95,000 NEABOR MLS
• 2021-11-02 Sold (Public Records) $70,000 Public Records
• 2017-11-15 Sold (Public Records) $35,000 Public Records
• 1999-02-05 Sold (Public Records) $23,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $30 · +0.0% YoY. Source: county tax records.