365 Ouachita 312 · Chidester, AR 71726

$72,500

3 bd · 2.0 ba · 896 sqft · SingleFamily · 80 Days on market

Built 1986 Poor condition 1.15 ac lot $81/sqft · 72% above area

---

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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Appreciation +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Schools +0.9/10.0

Listing remarks MLS

1986 Mobile home on 1 acre on water. private channel to the lake. property sold as-is.

Key facts

• 1.15 acre lot
• Built 1986
• Listed 79 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $72k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($885 rent vs $72k).
• Recommended offer: $68k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#376 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Camden Fairview School District (town): math 9% / reading 15% proficiency, ranked #229 of 238 in AR (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 13 active listings in the ZIP; 18 units permitted in Ouachita County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($501 loan paydown + $2k appreciation (3.0% local appreciation)).
• Ouachita County population projected at -33% 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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.

Recommended offer $68,150 (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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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?
6. 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?
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: 1.22% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.72%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (median comp): $42,131
• List price: $72,500
• Delta: 72.08%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
297 Ouachita 312	0.30mi	2/1.0 (-1)	784 (-12%)	6mo	$107,000	$136	51

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: 18.5%
• Equity multiple: 2.05×
• Total profit: $21,369
• Equity at exit: $32,599

10-year hold

• IRR: 19.8%
• Equity multiple: 3.88×
• Total profit: $58,413
• Equity at exit: $50,239

Cash invested: $20,300 (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 71726

• Active inventory: 13
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $885 medium
• Mortgage (P&I): −$380
• Tax est. 1.5%: −$91 /mo · $1,088/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $198

Break-even live

Break-even rent $634

Max offer price $72,500

Occupancy floor 73%

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $72,500 Active 80 DOM
2. 2026-06-18
   days on market $72,500 Active 79 DOM
3. 2026-06-17
   days on market $72,500 Active 78 DOM
4. 2026-06-16
   days on market $72,500 Active 77 DOM
5. 2026-06-15
   days on market $72,500 Active 76 DOM
6. 2026-06-14
   days on market $72,500 Active 74 DOM
7. 2026-06-12
   days on market $72,500 Active 73 DOM
8. 2026-06-09
   days on market $72,500 Active 70 DOM
9. 2026-06-08
   days on market $72,500 Active 69 DOM
10. 2026-06-07
    days on market $72,500 Active 68 DOM
11. 2026-06-05
    days on market $72,500 Active 66 DOM
12. 2026-06-04
    days on market $72,500 Active 64 DOM
13. 2026-06-02
    days on market $72,500 Active 63 DOM
14. 2026-06-01
    days on market $72,500 Active 62 DOM
15. 2026-05-31
    days on market $72,500 Active 61 DOM
16. 2026-05-31
    days on market $72,500 Active 60 DOM
17. 2026-03-31
    listed $72,500 New Listing 86-char remark

    Show marketing remark (86 chars)

    1986 Mobile home on 1 acre on water. private channel to the lake. property sold as-is.

18. 2021-10-11
    historical
19. 2020-10-04
    listed $55,000

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

Taxation est. · year 1

• Rental income: $10,621
• − Mortgage interest: −$4,061
• − Property taxes: −$1,088
• − Insurance: −$362
• − Repairs & maintenance: −$850
• − Management: −$850
• − Depreciation: −$2,109
• Taxable income: $1,301
• Est. tax owed @ 24.0%: −$312
• After-tax cash flow: $2,066/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

The property is in poor condition with significant overgrowth and unknown structural and interior conditions. Landscaping is the highest priority to improve both resale and rental value.

Repairs flagged

• Major landscaping — The property is overgrown with grass and weeds, indicating a major landscaping issue.
• Unknown foundation — No foundation or structure is visible in the photos, so its condition is unknown.
• Unknown roof — No roof is visible in the photos, so its condition is unknown.
• Unknown interior walls/paint — No interior walls or paint are visible in the photos, so their condition is unknown.
• Unknown kitchen — No kitchen is visible in the photos, so its condition is unknown.
• Unknown bathrooms — No bathrooms are visible in the photos, so their condition is unknown.
• Unknown systems — No systems are visible in the photos, so their condition is unknown.
• Unknown windows — No windows are visible in the photos, so their condition is unknown.
• Unknown HVAC/mechanicals — No HVAC or mechanicals are visible in the photos, so their condition is unknown.

Value-add opportunities

• Both landscaping — A well-maintained landscape can enhance both the resale and rental value of a property.

Renovation cost estimate screening

Repair item	Severity	Est. cost
landscaping · The property is overgrown with grass and weeds, indicating a major landscaping issue.	Major	$15,000–50,000
foundation · No foundation or structure is visible in the photos, so its condition is unknown.	Unknown	$500–3,000
roof · No roof is visible in the photos, so its condition is unknown.	Unknown	$500–3,000
interior walls/paint · No interior walls or paint are visible in the photos, so their condition is unknown.	Unknown	$500–3,000
kitchen · No kitchen is visible in the photos, so its condition is unknown.	Unknown	$500–3,000
bathrooms · No bathrooms are visible in the photos, so their condition is unknown.	Unknown	$500–3,000
systems · No systems are visible in the photos, so their condition is unknown.	Unknown	$500–3,000
windows · No windows are visible in the photos, so their condition is unknown.	Unknown	$500–3,000
HVAC/mechanicals · No HVAC or mechanicals are visible in the photos, so their condition is unknown.	Unknown	$500–3,000
Total estimated repair cost · 9 items		$19,000–74,000

Value-add ROI direction

• Both landscaping — A well-maintained landscape can enhance both the resale and rental value of a property. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Camden Fairview School District
• NCES district ID: 0506060
• Math proficiency: 9% ▼ -16.00%
• Reading proficiency: 15% ▼ -12.00%
• Median HH income: $30,854
• Composite: 9.43/100
• National rank: #9853
• State rank: #229 of 238 in AR

Livability — Chidester

• Score: 56/100
• State rank: #376
• US rank: #22428

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,011

Population outlook (Ouachita County) Hauer SSP2

• Today (2025): 21,485 people
• By 2030: 19,947 · -7.2%
• By 2040: 16,990 · -20.9%
• By 2050: 14,431 · -32.8%
• By 2075: 10,003 · -53.4%
• By 2100: 7,418 · -65.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 52% White 39% Two or more races 6% Asian 3%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 3%
• Languages at home: 96% English-only · Tagalog/Filipino 3% Spanish 1%

Political lean MEDSL · Ouachita

• 2024 margin: R (+19.1) · D 39.5% · R 58.6% · Other 1.8%
• 2008→2024 swing: -8.2pp toward R · 2008: -10.9pp · 2024: -19.1pp
• All cycles: 2024: R+19.1 2020: R+13.5 2016: R+10.4 2012: R+8.6 2008: R+10.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+31.8% since first listed

3 events — show timeline

• 2026-03-31 Listed $72,500 CARMLS
• 2021-10-11 Listing Removed — CARMLS
• 2020-10-04 Listed $55,000 CARMLS