660 Cherry · Piggott, AR 72454

$81,500

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 54 Days on market

Built 1972 0.32 ac lot $68/sqft · at area comps Est $83k · at est.

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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 +27.5/30.0
• Appreciation +10.0/10.0
• DSCR +9.7/10.0
• ARV discount +8.5/15.0
• 1% rule +6.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

The sweetest cottage style house in Clay County. The well-kept interior hosts three spacious bedrooms with an open floor plan and interior. The kitchen offers cabinetry for storage and counter tops to prep the weeknight meals. The windows provide great natural light. The exterior is brick and vinyl. For parking there is an attached one car garage.

Key facts

• 0.32 acre lot
• Garage
• Built 1972

Property features AI

Exterior

• Parking: Garage
• Utilities: Public sewer; Public water
• Home design: Brick and frame exterior
• Construction: Composition roof; Crawl space foundation
• Exterior features: Porch; Paved road access; Level lot

Interior

• Kitchen: Electric range
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central cooling (gas); Central cooling (electric)
• Interior features: Carpet floors; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $-185 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $49k (40.0% below list).
• Meets the 1% rule at list price ($934 rent vs $82k).
• Recommended offer: $49k (40.0% below list) — sets the bar for cash-flow.
• Cap rate 9.9% vs local median 4.4% in Piggott — 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 70/100 on livability (#50 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Piggott School District (town): math 32% / reading 28% proficiency, ranked #157 of 238 in AR (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 71 active listings in the ZIP; 4 units permitted in Clay County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($563 loan paydown + $8k appreciation (10.0% local appreciation)).
• Clay County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, 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 54 days — a 3% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,873 (40.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.15% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.72%
• DSCR: 1.57
• GRM: 7.3

CMA / ARV

• ARV (median comp): $83,355
• List price: $81,500
• Delta: -2.23%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
378 Lamb Dr	0.15mi	3/1.0	1,131 (-6%)	8mo	$135,000	$119	77
787 W Main St	0.09mi	2/2.0 (-1)	1,236 (+3%)	6mo	$95,000	$77	77
344 S 10th Ave	0.33mi	3/1.0	1,136 (-5%)	2mo	$119,000	$105	74
1344 Wallain Dr	0.56mi	3/1.0	1,232 (+3%)	1mo	$75,000	$61	68
1120 Frisco Ln	0.45mi	3/2.0	1,286 (+7%)	2mo	$152,000	$118	61
513 S Thornton Ave	0.64mi	2/1.0 (-1)	1,218 (+2%)	3mo	$50,000	$41	60
980 Homecrest Dr	0.48mi	3/2.0	1,271 (+6%)	5mo	$161,500	$127	59
242 E Davis	0.61mi	3/1.0	1,148 (-4%)	8mo	$32,000	$28	58
420 N 12th Ave	0.39mi	3/2.0	1,344 (+12%)	1mo	$166,500	$124	57
677 Crestline Dr	0.51mi	2/1.0 (-1)	1,308 (+9%)	3mo	$69,500	$53	54
645 E Jackson St	0.69mi	2/1.0 (-1)	1,040 (-13%)	0mo	$72,000	$69	40
690 Redwood Dr	0.58mi	4/2.0 (+1)	1,375 (+15%)	4mo	$159,000	$116	37

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 2.44×
• Total profit: $32,859
• Equity at exit: $73,422

10-year hold

• IRR: 16.6%
• Equity multiple: 5.67×
• Total profit: $106,482
• Equity at exit: $158,337

Cash invested: $22,820 (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 72454

• Home prices YoY: 3.4%
• Active inventory: 71
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $934 medium
• Mortgage (P&I): −$427
• Tax from tax record: −$35 /mo · $418/yr
• Insurance: −$34
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $-185

Break-even live

Break-even rent $1,168

Max offer price $48,873

Occupancy floor —

Sensitivity live

Price	-10% $-139	-5% $-162	+0% $-185	+5% $-208	+10% $-231
Rent	-10% $-258	-5% $-222	+0% $-185	+5% $-148	+10% $-111
Rate	-1.0pp $-144	-0.5pp $-164	base $-185	+0.5pp $-206	+1.0pp $-227

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: $20,375
• Closing costs: $2,445
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $81,500 Active 54 DOM
2. 2026-06-18
   days on market $81,500 Active 53 DOM
3. 2026-06-17
   days on market $81,500 Active 52 DOM
4. 2026-06-16
   days on market $81,500 Active 51 DOM
5. 2026-06-15
   days on market $81,500 Active 50 DOM
6. 2026-06-14
   days on market $81,500 Active 48 DOM
7. 2026-06-12
   days on market $81,500 Active 47 DOM
8. 2026-06-09
   days on market $81,500 Active 44 DOM
9. 2026-06-08
   days on market $81,500 Active 43 DOM
10. 2026-06-07
    days on market $81,500 Active 42 DOM
11. 2026-06-05
    days on market $81,500 Active 40 DOM
12. 2026-06-04
    statusdays on market $81,500 Active 38 DOM
13. 2026-06-02
    days on market $81,500 Price Change 37 DOM
14. 2026-06-01
    days on market $81,500 Price Change 36 DOM
15. 2026-05-31
    days on market $81,500 Price Change 35 DOM
16. 2026-05-31
    days on market $81,500 Price Change 34 DOM
17. 2026-05-06
    listed $84,900 Active 349-char remark

    Show marketing remark (349 chars)

    The sweetest cottage style house in Clay County. The well-kept interior hosts three spacious bedrooms with an open floor plan and interior. The kitchen offers cabinetry for storage and counter tops to prep the weeknight meals. The windows provide great natural light. The exterior is brick and vinyl. For parking there is an attached one car garage.

18. 2026-04-24
    listed $84,900 New Listing 349-char remark
19. 2023-08-21
    soldstatus $88,740 Closed

    Show marketing remark (855 chars)

    This 3 bedroom, 1 bath brick home has 1,200 sq ft of living space and sits on 140'x100' (0.32 acre) lot with attached 16'x22' garage and includes an 8'x10' storage building in back. This home was built in 1972 and is a solid home. This house still has hints of the 70s retro vibe such as the light pink tiled backsplash in the kitchen which is back in style and the new must have for many women! The patterned flooring in the bathroom and one of the three bedrooms is in excellent condition and adds to the whole retro or boho style. New roof/shingles were done in 2021 and appliances are included with the home (stove & refrigerator). This home is currently all electric, but natural gas service is available. This property would make a great purchase for a first time home buyer , a retiree or an investor looking to add to their rental portfolio.

20. 2023-08-21
    soldstatus $88,740 Sold

    Show marketing remark (855 chars)

    This 3 bedroom, 1 bath brick home has 1,200 sq ft of living space and sits on 140'x100' (0.32 acre) lot with attached 16'x22' garage and includes an 8'x10' storage building in back. This home was built in 1972 and is a solid home. This house still has hints of the 70s retro vibe such as the light pink tiled backsplash in the kitchen which is back in style and the new must have for many women! The patterned flooring in the bathroom and one of the three bedrooms is in excellent condition and adds to the whole retro or boho style. New roof/shingles were done in 2021 and appliances are included with the home (stove & refrigerator). This home is currently all electric, but natural gas service is available. This property would make a great purchase for a first time home buyer , a retiree or an investor looking to add to their rental portfolio.

21. 2023-08-21
    soldstatus $88,740

    Show marketing remark (855 chars)

    This 3 bedroom, 1 bath brick home has 1,200 sq ft of living space and sits on 140'x100' (0.32 acre) lot with attached 16'x22' garage and includes an 8'x10' storage building in back. This home was built in 1972 and is a solid home. This house still has hints of the 70s retro vibe such as the light pink tiled backsplash in the kitchen which is back in style and the new must have for many women! The patterned flooring in the bathroom and one of the three bedrooms is in excellent condition and adds to the whole retro or boho style. New roof/shingles were done in 2021 and appliances are included with the home (stove & refrigerator). This home is currently all electric, but natural gas service is available. This property would make a great purchase for a first time home buyer , a retiree or an investor looking to add to their rental portfolio.

22. 2023-08-02
    status Under Contract
23. 2023-06-23
    listed $90,000 Active

    Show marketing remark (855 chars)

    This 3 bedroom, 1 bath brick home has 1,200 sq ft of living space and sits on 140'x100' (0.32 acre) lot with attached 16'x22' garage and includes an 8'x10' storage building in back. This home was built in 1972 and is a solid home. This house still has hints of the 70s retro vibe such as the light pink tiled backsplash in the kitchen which is back in style and the new must have for many women! The patterned flooring in the bathroom and one of the three bedrooms is in excellent condition and adds to the whole retro or boho style. New roof/shingles were done in 2021 and appliances are included with the home (stove & refrigerator). This home is currently all electric, but natural gas service is available. This property would make a great purchase for a first time home buyer , a retiree or an investor looking to add to their rental portfolio.

24. 2023-06-23
    listed $90,000 New Listing

    Show marketing remark (855 chars)

    This 3 bedroom, 1 bath brick home has 1,200 sq ft of living space and sits on 140'x100' (0.32 acre) lot with attached 16'x22' garage and includes an 8'x10' storage building in back. This home was built in 1972 and is a solid home. This house still has hints of the 70s retro vibe such as the light pink tiled backsplash in the kitchen which is back in style and the new must have for many women! The patterned flooring in the bathroom and one of the three bedrooms is in excellent condition and adds to the whole retro or boho style. New roof/shingles were done in 2021 and appliances are included with the home (stove & refrigerator). This home is currently all electric, but natural gas service is available. This property would make a great purchase for a first time home buyer , a retiree or an investor looking to add to their rental portfolio.

25. 2005-01-05
    soldstatus $69,000

ⓘ 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: $418 · $35/mo
• Projected year-2 tax: $522 · $43/mo
• Expected delta: +$104/yr (+$9/mo · 24.8%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% 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 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,211
• − Mortgage interest: −$4,565
• − Property taxes: −$418
• − Insurance: −$5,526
• − Repairs & maintenance: −$897
• − Management: −$897
• − Depreciation: −$2,371
• Taxable loss: −$3,463
• Est. tax savings @ 24.0%: +$831
• After-tax cash flow: $-1,385/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: Piggott School District
• NCES district ID: 0511370
• Math proficiency: 32% ▼ -15.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $33,336
• Composite: 24.63/100
• National rank: #7628
• State rank: #157 of 238 in AR

Livability — Piggott

• Score: 70/100
• State rank: #50
• US rank: #7358

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Piggott, AR
• Population (ZIP): 4,699

Population outlook (Clay County) Hauer SSP2

• Today (2025): 13,564 people
• By 2030: 12,834 · -5.4%
• By 2040: 11,498 · -15.2%
• By 2050: 10,325 · -23.9%
• By 2075: 8,228 · -39.3%
• By 2100: 6,675 · -50.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Serbian 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Clay

• 2024 margin: Solid R (+61.6) · D 18.3% · R 79.9% · Other 1.9%
• 2008→2024 swing: -47.3pp toward R · 2008: -14.3pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+60.3 2016: R+29.8 2012: R+29.1 2008: R+14.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.57%
• Current HPI: 355.7877
• 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

+18.1% since first listed

11 events — show timeline

• 2026-05-28 Price Changed $81,500 CARMLS
• 2026-05-28 Price Changed $81,500 NEABOR MLS
• 2026-05-06 Listed $84,900 NEABOR MLS
• 2026-04-24 Listed $84,900 CARMLS
• 2023-08-21 Sold (Public Records) $88,740 Public Records
• 2023-08-21 Sold (MLS) $88,740 CARMLS
• 2023-08-21 Sold (MLS) $88,740 NEABOR MLS
• 2023-08-02 Pending — CARMLS
• 2023-06-23 Listed $90,000 CARMLS
• 2023-06-23 Listed $90,000 NEABOR MLS
• 2005-01-05 Sold (Public Records) $69,000 Public Records

Property tax history

-3.1%/yr

Latest (2025): $418 · -19.3% YoY. Source: county tax records.