761 Sheila St · Camden, AR 71701

$165,000

3 bd · 2.0 ba · 1,363 sqft · SingleFamily public records · 138 Days on market

Built 1985 9,583 sqft lot Est $129k · 27% over

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Why this score? — see what drove the F 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 +15.4/30.0
• DSCR +4.7/10.0
• 1% rule +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful move in ready 3 bedroom 2 bath home in Camden with 1363 sq ft close to stores, doctor offices, and more.

Key facts

• 9,583 sq ft lot
• Built 1985
• Listed 137 days

Property features AI

Exterior

• Parking: Carport
• Utilities: Public sewer; Public water; Electric service (municipal, Entergy)
• Home design: Single-family property; Approximately 1,363 square feet
• Construction: Metal roof; Slab foundation
• Exterior features: Brick exterior; Level lot; Paved road access; Lot inside city limits

Interior

• Kitchen: Free-standing stove
• Flooring: Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central cooling (electric)
• Interior features: Luxury vinyl floors; Free-standing stove

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $64 ($762/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 $135k (18.1% below list).
• Recommended offer: $135k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.9% in Camden — 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 57/100 on livability (#364 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: 131 active listings in the ZIP; 18 units permitted in Ouachita County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Ouachita County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,158 (18.1% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 18% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.82% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.65%
• DSCR: 1.07
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $129,485
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
779 Brenda St	0.07mi	3/2.0	1,288 (-6%)	10mo	$170,000	$132	79
734 Lucas Ln	0.47mi	4/2.0 (+1)	1,440 (+6%)	1mo	$65,000	$45	62
508 N Agee	0.70mi	2/2.0 (-1)	1,329 (-2%)	13mo	$25,000	$19	47
220 Wilson Ave	0.64mi	3/2.0	1,474 (+8%)	12mo	$139,500	$95	47

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: -13.7%
• Equity multiple: 0.51×
• Total profit: $-22,756
• Equity at exit: $24,602

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-14,864
• Equity at exit: $14,266

Cash invested: $46,200 (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 71701

• Home prices YoY: -20.5%
• Active inventory: 131
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,352 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$70 /mo · $843/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $64

Break-even live

Break-even rent $1,271

Max offer price $165,000

Occupancy floor 90%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $165,000 Active 138 DOM
2. 2026-06-18
   days on market $165,000 Active 137 DOM
3. 2026-06-17
   days on market $165,000 Active 136 DOM
4. 2026-06-16
   days on market $165,000 Active 135 DOM
5. 2026-06-15
   days on market $165,000 Active 134 DOM
6. 2026-06-14
   days on market $165,000 Active 132 DOM
7. 2026-06-12
   days on market $165,000 Active 131 DOM
8. 2026-06-09
   days on market $165,000 Active 128 DOM
9. 2026-06-08
   days on market $165,000 Active 127 DOM
10. 2026-06-07
    days on market $165,000 Active 126 DOM
11. 2026-06-05
    days on market $165,000 Active 124 DOM
12. 2026-06-04
    statusdays on market $165,000 Active 122 DOM
13. 2026-06-02
    days on market $165,000 Back on Market 121 DOM
14. 2026-06-01
    days on market $165,000 Back on Market 120 DOM
15. 2026-05-31
    days on market $165,000 Back on Market 119 DOM
16. 2026-05-31
    days on market $165,000 Back on Market 118 DOM
17. 2026-03-10
    historical Take Backups
18. 2026-02-01
    listed $165,000 New Listing

ⓘ 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: $843 · $70/mo
• Projected year-2 tax: $1,056 · $88/mo
• Expected delta: +$213/yr (+$18/mo · 25.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $16,219
• − Mortgage interest: −$9,243
• − Property taxes: −$843
• − Insurance: −$825
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$4,800
• Taxable loss: −$2,086
• Est. tax savings @ 24.0%: +$501
• After-tax cash flow: $1,263/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: 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 — Camden

• Score: 57/100
• State rank: #364
• US rank: #22245

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Camden, AR
• City population: 17,883
• Population (ZIP): 17,883

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 0.56)
• Race & ethnicity: White 53% Black 39% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -44.10%
• Current HPI: 171.0106
• 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

2 events — show timeline

• 2026-03-10 Contingent — CARMLS
• 2026-02-01 Listed $165,000 CARMLS

Property tax history

+0.8%/yr

Latest (2025): $843 · +10.0% YoY. Source: county tax records.