611 N Hughes St · Huntsville, AR 72740

$124,900

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 62 Days on market

Built 1969 Fair condition 0.26 ac lot $120/sqft · 27% below area Est $171k · 27% 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 +26.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.9/10.0
• 1% rule +6.0/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Convenient in-town location with a large back yard and nice shade trees! This 1040 sqft home has 3br/1ba, natural gas range, central heat/air, and laminate flooring. Outdoors you find low maintenance aluminum siding, vinyl windows, and chain link fenced back yard. Great starter home or investment opportunity, take a look today!

Key facts

• Laminate flooring
• Back yard
• Shade trees

Tags

• BACK YARD
• SHADE TREES
• NATURAL GAS RANGE
• CENTRAL HEAT AIR
• LAMINATE FLOORING
• ALUMINUM SIDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $117k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 2.9% in Huntsville — 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 73/100 on livability (#26 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Huntsville School District (rural): math 35% / reading 29% proficiency, ranked #141 of 238 in AR (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 129 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 29 units permitted in Madison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Madison County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.10% ✓
• Cap rate: 9.37%
• Cash-on-cash: 10.99%
• DSCR: 1.49
• GRM: 7.6

CMA / ARV

• ARV (median comp): $170,846
• List price: $124,900
• Delta: -26.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 Hawkins Ave	0.11mi	3/1.5	1,064 (+2%)	5mo	$189,400	$178	85
501 Missouri Pl	0.23mi	3/1.0	1,084 (+4%)	11mo	$165,500	$153	73
508 Miller St	0.19mi	2/1.0 (-1)	1,034 (-1%)	19mo	$165,000	$160	70
921 Gaskill St	0.46mi	2/2.0 (-1)	1,008 (-3%)	14mo	$180,000	$179	53
1094 Main St	0.65mi	2/1.0 (-1)	1,032 (-1%)	16mo	$142,000	$138	50
1141 Gaskill St	0.56mi	2/1.0 (-1)	934 (-10%)	16mo	$180,000	$193	39
209 S Gaskill St	0.65mi	2/1.0 (-1)	916 (-12%)	10mo	$165,000	$180	37
235 Holly St	0.59mi	3/2.0	1,168 (+12%)	18mo	$158,550	$136	33

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: 32.3%
• Equity multiple: 3.53×
• Total profit: $88,382
• Equity at exit: $112,520

10-year hold

• IRR: 27.9%
• Equity multiple: 7.98×
• Total profit: $244,150
• Equity at exit: $242,653

Cash invested: $34,972 (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 72740

• Home prices YoY: 19.5%
• Active inventory: 129
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,374 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$58 /mo · $694/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $320

Break-even live

Break-even rent $968

Max offer price $124,900

Occupancy floor 72%

Sensitivity live

Price	-10% $391	-5% $356	+0% $320	+5% $285	+10% $250
Rent	-10% $212	-5% $266	+0% $320	+5% $375	+10% $429
Rate	-1.0pp $383	-0.5pp $352	base $320	+0.5pp $288	+1.0pp $255

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 Drake Ave Huntsville, AR	2.0	1.0	720	$1,200	$1.67	15d	1	0.19mi
171 Madison St Unit 2415 Huntsville, AR	3.0	2.0	1120	$1,595	$1.42	45d	1	0.65mi
171 Madison St Unit 2415 Huntsville, AR	3.0	2.0	1116	$1,595	$1.43	24d	1	0.65mi

Listing history 18 events

1. 2026-06-21
   days on market $124,900 Active 62 DOM
2. 2026-06-18
   days on market $124,900 Active 59 DOM
3. 2026-06-17
   days on market $124,900 Active 58 DOM
4. 2026-06-16
   days on market $124,900 Active 57 DOM
5. 2026-06-15
   days on market $124,900 Active 56 DOM
6. 2026-06-14
   days on market $124,900 Active 54 DOM
7. 2026-06-13
   days on market $124,900 Active 53 DOM
8. 2026-06-10
   days on market $124,900 Active 51 DOM
9. 2026-06-09
   days on market $124,900 Active 50 DOM
10. 2026-06-08
    days on market $124,900 Active 49 DOM
11. 2026-06-07
    days on market $124,900 Active 48 DOM
12. 2026-06-05
    days on market $124,900 Active 45 DOM
13. 2026-06-03
    days on market $124,900 Active 44 DOM
14. 2026-06-02
    days on market $124,900 Active 43 DOM
15. 2026-06-01
    days on market $124,900 Active 42 DOM
16. 2026-05-31
    days on market $124,900 Active 41 DOM
17. 2026-05-31
    days on market $124,900 Active 40 DOM
18. 2026-04-20
    listed $124,900 Active 329-char remark

    Show marketing remark (329 chars)

    Convenient in-town location with a large back yard and nice shade trees! This 1040 sqft home has 3br/1ba, natural gas range, central heat/air, and laminate flooring. Outdoors you find low maintenance aluminum siding, vinyl windows, and chain link fenced back yard. Great starter home or investment opportunity, take a look today!

ⓘ 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: $694 · $58/mo
• Projected year-2 tax: $799 · $67/mo
• Expected delta: +$105/yr (+$9/mo · 15.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,483
• − Mortgage interest: −$6,996
• − Property taxes: −$694
• − Insurance: −$624
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$3,633
• Taxable income: $1,897
• Est. tax owed @ 24.0%: −$455
• After-tax cash flow: $3,388/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 · 12 photos

Fair 45/100 Moderate rehab

This 1040 sqft home requires moderate renovations to improve its condition and appeal. Key areas for improvement include painting, landscaping, and organizing the interior spaces.

Repairs flagged

• Minor Kitchen cabinets — Some items are cluttered
• Minor Bathroom cleaning — Appears untidy

Value-add opportunities

• Both Painting interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping and fence repair — Aesthetic improvements and better curb appeal
• Both Kitchen and bathroom organization — Clutter detracts from home's appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Some items are cluttered	Minor	$500–3,000
Bathroom cleaning · Appears untidy	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Painting interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and fence repair — Aesthetic improvements and better curb appeal ↑
• Both Kitchen and bathroom organization — Clutter detracts from home's appeal ↑

ⓘ 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: Huntsville School District
• NCES district ID: 0508130
• Math proficiency: 35% ▼ -7.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $37,770
• Composite: 26.72/100
• National rank: #7146
• State rank: #141 of 238 in AR

Livability — Huntsville

• Score: 73/100
• State rank: #26
• US rank: #5604

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huntsville, AR
• Population (ZIP): 10,226

Population outlook (Madison County) Hauer SSP2

• Today (2025): 15,655 people
• By 2030: 15,418 · -1.5%
• By 2040: 14,824 · -5.3%
• By 2050: 14,198 · -9.3%
• By 2075: 12,827 · -18.1%
• By 2100: 10,871 · -30.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Two or more races 22% Hispanic / Latino 4% Pacific Islander 1%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Madison

• 2024 margin: Solid R (+58.6) · D 19.9% · R 78.5% · Other 1.7%
• 2008→2024 swing: -29.7pp toward R · 2008: -28.9pp · 2024: -58.6pp
• All cycles: 2024: R+58.6 2020: R+55.7 2016: R+49.1 2012: R+32.9 2008: R+28.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 57.73%
• Current HPI: 353.404
• 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

1 event — show timeline

• 2026-04-20 Listed $124,900 NWARMLS

Property tax history

+8.6%/yr

Latest (2025): $694 · +9.2% YoY. Source: county tax records.