240 N George St · Mount Ida, AR 71957

$110,000

1 bd · 0.5 ba · 1,968 sqft · SingleFamily · 61 Days on market

Built 1978 Good condition 0.36 ac lot $56/sqft · 23% below area Est $143k · 23% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +13.5/30.0
• Appreciation +8.4/10.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Versatile property in the heart of Mount Ida offering the opportunity to live, work, or invest—all in one location. Previously operated as a hair salon, this property is equipped with unique features including a tanning bed outlet, video surveillance system, and hookups for a stackable washer and dryer. The spacious garage provides excellent potential for storage, workshop use, or could be reimagined as additional living space. Positioned near a major intersection with strong visibility and steady traffic flow, the location adds convenience and long-term value. Whether you're looking to convert it fully into a residence or maintain a live/work setup, this property offers flexibility to fit a variety of needs. Sellers have inactive real estate license. Agents see remarks

Key facts

• Tanning bed outlet
• Spacious garage
• 0.36 acre lot

Tags

• TANNING BED OUTLET
• VIDEO SURVEILLANCE SYSTEM
• HOOKUPS FOR WASHER AND DRYER
• SPACIOUS GARAGE

What this means for you Summary

Snapshot

• This is a 1-bed/0.5-bath single-family listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $4 ($52/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 $97k (12.0% below list).
• Recommended offer: $97k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 2.1% in Mount Ida — 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 71/100 on livability (#43 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Mount Ida School District (rural): math 33% / reading 45% proficiency, ranked #79 of 238 in AR (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 55 active listings in the ZIP.

Forward outlook

• In year one you build about $8k of equity ($761 loan paydown + $7k appreciation (6.7% local appreciation)).
• Montgomery County population projected at -37% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.7% 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 ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $96,779 (12.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. 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: 0.88% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.17%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (median comp): $142,622
• List price: $110,000
• Delta: -22.87%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

6.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.2%
• Equity multiple: 2.19×
• Total profit: $36,792
• Equity at exit: $74,193

10-year hold

• IRR: 16.7%
• Equity multiple: 4.47×
• Total profit: $106,991
• Equity at exit: $139,127

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 71957

• Home prices YoY: 2.4%
• Active inventory: 55
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $968 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $4

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 95%

Sensitivity live

Price	-10% $80	-5% $42	+0% $4	+5% $-34	+10% $-72
Rent	-10% $-72	-5% $-34	+0% $4	+5% $43	+10% $81
Rate	-1.0pp $60	-0.5pp $32	base $4	+0.5pp $-24	+1.0pp $-53

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 19 events

1. 2026-06-21
   days on market $110,000 Active 61 DOM
2. 2026-06-19
   days on market $110,000 Active 59 DOM
3. 2026-06-18
   days on market $110,000 Active 58 DOM
4. 2026-06-17
   days on market $110,000 Active 57 DOM
5. 2026-06-16
   days on market $110,000 Active 56 DOM
6. 2026-06-15
   days on market $110,000 Active 55 DOM
7. 2026-06-14
   days on market $110,000 Active 53 DOM
8. 2026-06-12
   days on market $110,000 Active 52 DOM
9. 2026-06-09
   days on market $110,000 Active 49 DOM
10. 2026-06-08
    days on market $110,000 Active 48 DOM
11. 2026-06-07
    days on market $110,000 Active 47 DOM
12. 2026-06-07
    days on market $110,000 Active 46 DOM
13. 2026-06-04
    days on market $110,000 Active 43 DOM
14. 2026-06-02
    days on market $110,000 Active 42 DOM
15. 2026-06-01
    days on market $110,000 Active 41 DOM
16. 2026-05-31
    days on market $110,000 Active 40 DOM
17. 2026-05-31
    days on market $110,000 Active 39 DOM
18. 2026-04-21
    listed $110,000 New Listing 786-char remark

    Show marketing remark (788 chars)

    Versatile property in the heart of Mount Ida offering the opportunity to live, work, or invest—all in one location. Previously operated as a hair salon, this property is equipped with unique features including a tanning bed outlet, video surveillance system, and hookups for a stackable washer and dryer. The spacious garage provides excellent potential for storage, workshop use, or could be reimagined as additional living space. Positioned near a major intersection with strong visibility and steady traffic flow, the location adds convenience and long-term value. Whether you're looking to convert it fully into a residence or maintain a live/work setup, this property offers flexibility to fit a variety of needs. Sellers hold inactive real estate licenses. Agents see remarks.

19. 2026-04-21
    listed $110,000 Active 788-char remark

    Show marketing remark (788 chars)

    Versatile property in the heart of Mount Ida offering the opportunity to live, work, or invest—all in one location. Previously operated as a hair salon, this property is equipped with unique features including a tanning bed outlet, video surveillance system, and hookups for a stackable washer and dryer. The spacious garage provides excellent potential for storage, workshop use, or could be reimagined as additional living space. Positioned near a major intersection with strong visibility and steady traffic flow, the location adds convenience and long-term value. Whether you're looking to convert it fully into a residence or maintain a live/work setup, this property offers flexibility to fit a variety of needs. Sellers hold inactive real estate licenses. Agents see remarks.

ⓘ 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: $11,613
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$929
• − Management: −$929
• − Depreciation: −$3,200
• Taxable loss: −$1,806
• Est. tax savings @ 24.0%: +$434
• After-tax cash flow: $486/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 · 14 photos

Good 75/100 Cosmetic rehab

This property is in good condition with a good exterior and interior. It has a tanning bed outlet, video surveillance system, and hookups for a stackable washer and dryer. Painting the exterior and interior walls and cleaning the HVAC system can increase its value.

Value-add opportunities

• Both Paint the exterior and interior walls — Painting the exterior and interior walls can improve the curb appeal and increase the property's value for both resale and rental.
• Both Clean the HVAC system — A clean HVAC system can improve air quality and energy efficiency, which can attract more tenants and buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior and interior walls — Painting the exterior and interior walls can improve the curb appeal and increase the property's value for both resale and rental. ↑
• Both Clean the HVAC system — A clean HVAC system can improve air quality and energy efficiency, which can attract more tenants and buyers. ↑

ⓘ 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: Mount Ida School District
• NCES district ID: 0509990
• Math proficiency: 33% ▼ -13.00%
• Reading proficiency: 45% ▼ -2.00%
• Median HH income: $38,629
• Composite: 32.53/100
• National rank: #5698
• State rank: #79 of 238 in AR

Livability — Mount Ida

• Score: 71/100
• State rank: #43
• US rank: #7115

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Ida, AR
• Population (ZIP): 2,868

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 7,889 people
• By 2030: 7,283 · -7.7%
• By 2040: 6,086 · -22.9%
• By 2050: 5,005 · -36.6%
• By 2075: 3,310 · -58.0%
• By 2100: 2,271 · -71.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Black 1%
• Common ancestry: Serbian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+63.2) · D 17.4% · R 80.6% · Other 2.0%
• 2008→2024 swing: -28.0pp toward R · 2008: -35.1pp · 2024: -63.2pp
• All cycles: 2024: R+63.2 2020: R+59.8 2016: R+53.4 2012: R+42.6 2008: R+35.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.72%
• Current HPI: 292.7747
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-21 Listed $110,000 HSBOR
• 2026-04-21 Listed $110,000 CARMLS