701 Whiteoak · Forrest City, AR 72335

$85,500

3 bd · 1.5 ba · 1,170 sqft · SingleFamily public records · 23 Days on market

Built 1979 0.25 ac lot Est $89k · 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 +30.0/30.0
• DSCR +10.0/10.0
• ARV discount +9.2/15.0
• 1% rule +8.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.6/10.0
• Schools +0.9/10.0

Listing remarks

This lovely home features 3 bedrooms and 1.5 baths, offering comfort and style for the whole family. The updated kitchen includes all new appliances, making meal prep a pleasure. Gorgeous flooring flows throughout the home, adding warmth and character. Enjoy relaxing or entertaining in the spacious den featuring a cozy fireplace. Step outside to a large backyard with plenty of room for outdoor activities, gardening or gatherings. Don't miss your opportunity to own this wonderful home, schedule your showing today!

Key facts

• Large backyard
• New appliances
• Updated kitchen

Tags

• UPDATED KITCHEN
• NEW APPLIANCES
• SPACIOUS DEN
• COZY FIREPLACE
• LARGE BACKYARD

Property features AI

Exterior

• Parking: Parking pads
• Utilities: Public water
• Home design: Inside city limits
• Construction: 3-tab shingle roof; No foundation specified
• Exterior features: Brick exterior; Level lot; Paved road access; No-fee area amenities

Interior

• Kitchen: Free-standing stove
• Flooring: Laminate
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central gas heat
• Interior features: Laminate floors; Gas-log fireplace; Den/Family room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 9.7% in Forrest City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 59/100 on livability (#297 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools F, crime F, amenities F.
• Forrest City School District (town): math 12% / reading 11% proficiency, ranked #230 of 238 in AR (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 93% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 66 active listings in the ZIP; 3 units permitted in St. Francis County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $591 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• St. Francis County population projected at -21% 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 $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,217 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.34% ✓
• Cap rate: 11.83%
• Cash-on-cash: 19.77%
• DSCR: 1.88
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $88,920
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
181 Bray St	0.22mi	3/1.5	1,176 (+0%)	18mo	$113,000	$96	74
1230 Hwy 334	0.49mi	3/2.0	1,160 (-1%)	23mo	$112,500	$97	55
2408 Fernwood St	0.42mi	3/1.0	1,090 (-7%)	19mo	$82,450	$76	51
921 Driftwood	0.45mi	3/1.0	1,090 (-7%)	20mo	$82,000	$75	49
1509 Hwy 334	0.61mi	2/1.0 (-1)	1,020 (-13%)	12mo	$15,000	$15	33

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: 11.8%
• Equity multiple: 1.47×
• Total profit: $11,234
• Equity at exit: $12,748

10-year hold

• IRR: 20.8%
• Equity multiple: 2.75×
• Total profit: $41,995
• Equity at exit: $7,392

Cash invested: $23,940 (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 72335

• Home prices YoY: -4.9%
• Active inventory: 66
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,143 medium
• Mortgage (P&I): −$448
• Tax from tax record: −$24 /mo · $292/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $394

Break-even live

Break-even rent $643

Max offer price $85,500

Occupancy floor 60%

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: $21,375
• Closing costs: $2,565
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $85,500 Active 23 DOM
2. 2026-06-18
   days on market $85,500 Active 22 DOM
3. 2026-06-17
   days on market $85,500 Active 21 DOM
4. 2026-06-16
   days on market $85,500 Active 20 DOM
5. 2026-06-15
   days on market $85,500 Active 19 DOM
6. 2026-06-14
   days on market $85,500 Active 17 DOM
7. 2026-06-12
   days on market $85,500 Active 16 DOM
8. 2026-06-09
   days on market $85,500 Active 13 DOM
9. 2026-06-08
   days on market $85,500 Active 12 DOM
10. 2026-06-07
    days on market $85,500 Active 11 DOM
11. 2026-06-07
    days on market $85,500 Active 10 DOM
12. 2026-06-04
    statusdays on market $85,500 Active 7 DOM
13. 2026-06-02
    days on market $85,500 New Listing 6 DOM
14. 2026-06-01
    days on market $85,500 New Listing 5 DOM
15. 2026-05-31
    days on market $85,500 New Listing 4 DOM
16. 2026-05-31
    days on market $85,500 New Listing 3 DOM
17. 2026-05-27
    listed $85,500 New Listing
18. 2005-11-28
    soldstatus $74,900
19. 2005-01-14
    soldstatus $34,000
20. 2000-05-01
    soldstatus $53,000

ⓘ 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: $292 · $24/mo
• Projected year-2 tax: $547 · $46/mo
• Expected delta: +$255/yr (+$21/mo · 87.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $13,713
• − Mortgage interest: −$4,789
• − Property taxes: −$292
• − Insurance: −$428
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$2,487
• Taxable income: $3,523
• Est. tax owed @ 24.0%: −$845
• After-tax cash flow: $3,888/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: Forrest City School District
• NCES district ID: 0506270
• Math proficiency: 12% ▼ -8.00%
• Reading proficiency: 11% ▼ -7.00%
• Median HH income: $31,153
• Composite: 9.07/100
• National rank: #9871
• State rank: #230 of 238 in AR

Livability — Forrest City

• Score: 59/100
• State rank: #297
• US rank: #20349

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Forrest City, AR
• Population (ZIP): 16,514

Population outlook (St. Francis County) Hauer SSP2

• Today (2025): 24,387 people
• By 2030: 23,269 · -4.6%
• By 2040: 21,122 · -13.4%
• By 2050: 19,281 · -20.9%
• By 2075: 15,222 · -37.6%
• By 2100: 11,449 · -53.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (62%)
• Race & ethnicity: Black 62% White 32% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · St. Francis

• 2024 margin: Toss-up / Even · D 49.4% · R 48.6% · Other 2.0%
• 2008→2024 swing: -15.8pp toward R · 2008: 16.5pp · 2024: 0.7pp
• All cycles: 2024: D+0.7 2020: D+5.1 2016: D+11.3 2012: D+17.0 2008: D+16.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.86%
• Current HPI: 133.8115
• 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

+61.3% since first listed

4 events — show timeline

• 2026-05-27 Listed $85,500 CARMLS
• 2005-11-28 Sold (Public Records) $74,900 Public Records
• 2005-01-14 Sold (Public Records) $34,000 Public Records
• 2000-05-01 Sold (Public Records) $53,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $292 · +3.5% YoY. Source: county tax records.