308 Home St · Marked Tree, AR 72365

$110,000

3 bd · 2.0 ba · 1,482 sqft · SingleFamily public records · 25 Days on market

Built 1998 Est $145k · 24% under

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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 +21.8/30.0
• ARV discount +15.0/15.0
• Appreciation +7.9/10.0
• DSCR +7.0/10.0
• 1% rule +5.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Dusk to dawn lighting in front, covered rain gutters and backyard wired for lighting. Plus an enclosed garbage can area, backyard fountain, plants galore and pecan trees. This home also has under counter lighting in kitchen and cabinet insert for pots, pans and garbage.

Key facts

• Built 1998
• Listed 24 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#243 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A, housing B+; Watch: schools D-, amenities F, commute F.
• Marked Tree School District (rural): math 33% / reading 28% proficiency, ranked #155 of 238 in AR (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 18 active listings in the ZIP; 67 units permitted in Poinsett County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($761 loan paydown + $6k appreciation (5.9% local appreciation)).
• Poinsett County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $88k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.01% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.65%
• DSCR: 1.30
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $145,236
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 Saint Francis St	0.15mi	3/1.0	1,365 (-8%)	11mo	$129,000	$95	66
514 7th St	0.48mi	3/1.5	1,532 (+3%)	5mo	$149,900	$98	66
213 W Riverside Dr	0.73mi	3/1.0	1,460 (-2%)	2mo	$159,900	$110	57
206 Cypress St	0.70mi	3/2.5	1,501 (+1%)	16mo	$165,000	$110	50
106 Woody St	0.52mi	3/2.5	1,653 (+12%)	15mo	$80,000	$48	42

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

Projected returns pro-forma

5.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.6%
• Equity multiple: 2.36×
• Total profit: $41,886
• Equity at exit: $68,374

10-year hold

• IRR: 19.8%
• Equity multiple: 4.73×
• Total profit: $114,854
• Equity at exit: $123,329

Cash invested: $30,800 (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 72365

• Home prices YoY: 4.2%
• Active inventory: 18
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,110 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$83 /mo · $997/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $171

Break-even live

Break-even rent $893

Max offer price $110,000

Occupancy floor 80%

Sensitivity live

Price	-10% $233	-5% $202	+0% $171	+5% $140	+10% $108
Rent	-10% $83	-5% $127	+0% $171	+5% $215	+10% $258
Rate	-1.0pp $226	-0.5pp $199	base $171	+0.5pp $142	+1.0pp $113

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $110,000 Active 25 DOM
2. 2026-06-19
   days on market $110,000 Active 23 DOM
3. 2026-06-18
   days on market $110,000 Active 22 DOM
4. 2026-06-17
   days on market $110,000 Active 21 DOM
5. 2026-06-16
   days on market $110,000 Active 20 DOM
6. 2026-06-15
   days on market $110,000 Active 19 DOM
7. 2026-06-14
   days on market $110,000 Active 17 DOM
8. 2026-06-12
   days on market $110,000 Active 16 DOM
9. 2026-06-09
   days on market $110,000 Active 13 DOM
10. 2026-06-08
    days on market $110,000 Active 12 DOM
11. 2026-06-07
    days on market $110,000 Active 11 DOM
12. 2026-06-07
    days on market $110,000 Active 10 DOM
13. 2026-06-04
    days on market $110,000 Active 7 DOM
14. 2026-06-02
    days on market $110,000 Active 6 DOM
15. 2026-06-01
    days on market $110,000 Active 5 DOM
16. 2026-05-31
    days on market $110,000 Active 4 DOM
17. 2026-05-31
    days on market $110,000 Active 3 DOM
18. 2026-05-28
    listed $110,000 Active
19. 2018-07-13
    soldstatus $88,200 270-char remark

    Show marketing remark (270 chars)

    Dusk to dawn lighting in front, covered rain gutters and backyard wired for lighting. Plus an enclosed garbage can area, backyard fountain, plants galore and pecan trees. This home also has under counter lighting in kitchen and cabinet insert for pots, pans and garbage.

20. 2018-07-13
    soldstatus $88,200

    Show marketing remark (270 chars)

    Dusk to dawn lighting in front, covered rain gutters and backyard wired for lighting. Plus an enclosed garbage can area, backyard fountain, plants galore and pecan trees. This home also has under counter lighting in kitchen and cabinet insert for pots, pans and garbage.

21. 2018-05-30
    listed $89,400 270-char remark

    Show marketing remark (270 chars)

    Dusk to dawn lighting in front, covered rain gutters and backyard wired for lighting. Plus an enclosed garbage can area, backyard fountain, plants galore and pecan trees. This home also has under counter lighting in kitchen and cabinet insert for pots, pans and garbage.

ⓘ 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: $997 · $83/mo
• Projected year-2 tax: $997 · $83/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $13,314
• − Mortgage interest: −$6,162
• − Property taxes: −$997
• − Insurance: −$550
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − Depreciation: −$3,200
• Taxable income: $275
• Est. tax owed @ 24.0%: −$66
• After-tax cash flow: $1,983/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: Marked Tree School District
• NCES district ID: 0509420
• Math proficiency: 33% ▼ -7.00%
• Reading proficiency: 28% ▼ -6.00%
• Median HH income: $31,151
• Composite: 24.85/100
• National rank: #7588
• State rank: #155 of 238 in AR

Livability — Marked Tree

• Score: 61/100
• State rank: #243
• US rank: #17926

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marked Tree, AR
• Population (ZIP): 2,542

Population outlook (Poinsett County) Hauer SSP2

• Today (2025): 22,998 people
• By 2030: 22,356 · -2.8%
• By 2040: 21,150 · -8.0%
• By 2050: 20,035 · -12.9%
• By 2075: 17,745 · -22.8%
• By 2100: 15,358 · -33.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 11% Two or more races 9% Hispanic / Latino 7% Native American 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Serbian 1% Iranian 1%
• Foreign-born: 3% · Canada, Guatemala
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Poinsett

• 2024 margin: Solid R (+63.5) · D 17.4% · R 81.0% · Other 1.6%
• 2008→2024 swing: -36.3pp toward R · 2008: -27.2pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+59.8 2016: R+24.1 2012: R+34.2 2008: R+27.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.89%
• Current HPI: 146.5715
• 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

+23.0% since first listed

4 events — show timeline

• 2026-05-28 Listed $110,000 FSBO.com
• 2018-07-13 Sold (Public Records) $88,200 Public Records
• 2018-07-13 Sold (MLS) $88,200 NEABOR MLS
• 2018-05-30 Listed $89,400 NEABOR MLS

Property tax history

+15.4%/yr

Latest (2025): $997 · +0.0% YoY. Source: county tax records.