541 Alma Ave · Mulberry, AR 72947

$119,900

2 bd · 2.0 ba · 1,903 sqft · SingleFamily public records · 25 Days on market

Built 1942 0.34 ac lot $63/sqft · 29% below area Est $170k · 29% under

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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).

• Cash flow +16.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.1/10.0
• 1% rule +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

This older home features an open concept kitchen, living room, and den-perfect for comfortable everyday living and entertaining. Enjoy an oversized laundry room, an oversized 2-car garage, and a large lot, offering plenty of outdoor space. Conveniently located near schools with easy access to Highway 64 and I-40. Being sold AS-IS. Please see attachments.

Key facts

• Open concept kitchen
• Easy access to i-40
• Large lot

Tags

• OPEN CONCEPT KITCHEN
• OVERSIZED LAUNDRY ROOM
• LARGE LOT
• EASY ACCESS TO HIGHWAY 64
• EASY ACCESS TO I-40

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $67 ($810/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 $106k (11.6% below list).
• Recommended offer: $106k (11.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#281 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+; Watch: schools F, amenities F, commute F.
• Mulberry School District (rural): math 21% / reading 26% proficiency, ranked #191 of 238 in AR (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 38 active listings in the ZIP; 47 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($829 loan paydown + $12k appreciation (10.0% local appreciation)).
• Crawford County population projected to shrink 7% 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 $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; list at $120k implies a 328% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,966 (11.6% below list)

Questions for the listing agent

1. Built in 1942 — 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. 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.
5. 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.
6. 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: 6.97%
• Cash-on-cash: 2.41%
• DSCR: 1.11
• GRM: 9.4

CMA / ARV

• ARV (median comp): $170,058
• List price: $119,900
• Delta: -29.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
541 Alma Ave	0.00mi	2/2.0	1,903 (0%)	1mo	$110,000	$58	99
904 Alma Ave	0.41mi	3/2.0 (+1)	2,008 (+6%)	1mo	$45,000	$22	66
849 & 843 Church Ave	0.42mi	3/2.0 (+1)	2,050 (+8%)	10mo	$156,000	$76	54
934 Florence	0.52mi	3/2.5 (+1)	1,668 (-12%)	22mo	$243,000	$146	30

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: 26.0%
• Equity multiple: 3.07×
• Total profit: $69,578
• Equity at exit: $108,015

10-year hold

• IRR: 22.8%
• Equity multiple: 7.00×
• Total profit: $201,476
• Equity at exit: $232,939

Cash invested: $33,572 (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 72947

• Home prices YoY: 3.9%
• Active inventory: 38
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,060 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$91 /mo · $1,091/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $67

Break-even live

Break-even rent $974

Max offer price $119,900

Occupancy floor 89%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-04
   status Pending 357-char remark

   Show marketing remark (357 chars)

   This older home features an open concept kitchen, living room, and den-perfect for comfortable everyday living and entertaining. Enjoy an oversized laundry room, an oversized 2-car garage, and a large lot, offering plenty of outdoor space. Conveniently located near schools with easy access to Highway 64 and I-40. Being sold AS-IS. Please see attachments.

2. 2026-04-09
   price $119,900 357-char remark

   Show marketing remark (357 chars)

   This older home features an open concept kitchen, living room, and den-perfect for comfortable everyday living and entertaining. Enjoy an oversized laundry room, an oversized 2-car garage, and a large lot, offering plenty of outdoor space. Conveniently located near schools with easy access to Highway 64 and I-40. Being sold AS-IS. Please see attachments.

3. 2026-04-09
   listed $139,000 Active 357-char remark

   Show marketing remark (357 chars)

   This older home features an open concept kitchen, living room, and den-perfect for comfortable everyday living and entertaining. Enjoy an oversized laundry room, an oversized 2-car garage, and a large lot, offering plenty of outdoor space. Conveniently located near schools with easy access to Highway 64 and I-40. Being sold AS-IS. Please see attachments.

4. 2003-02-28
   soldstatus $28,000
5. 2000-04-21
   soldstatus $44,000
6. 1993-03-30
   soldstatus $19,000
7. 1989-02-22
   soldstatus $22,000

ⓘ 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: $1,091 · $91/mo
• Projected year-2 tax: $1,091 · $91/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,716
• − Mortgage interest: −$6,716
• − Property taxes: −$1,091
• − Insurance: −$600
• − Repairs & maintenance: −$1,017
• − Management: −$1,017
• − Depreciation: −$3,488
• Taxable loss: −$1,214
• Est. tax savings @ 24.0%: +$291
• After-tax cash flow: $1,101/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: Mulberry School District
• NCES district ID: 0510290
• Math proficiency: 21% ▼ -19.00%
• Reading proficiency: 26% ▼ -17.00%
• Median HH income: $38,315
• Composite: 19.69/100
• National rank: #8727
• State rank: #191 of 238 in AR

Livability — Mulberry

• Score: 59/100
• State rank: #281
• US rank: #19696

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mulberry, AR
• Population (ZIP): 3,874

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 62,108 people
• By 2030: 61,519 · -0.9%
• By 2040: 59,735 · -3.8%
• By 2050: 57,521 · -7.4%
• By 2075: 53,143 · -14.4%
• By 2100: 49,596 · -20.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 5% Native American 2%
• Common ancestry: Slovak 2% Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 92% English-only · Spanish 7% Chinese 1%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+58.2) · D 19.9% · R 78.1% · Other 2.0%
• 2008→2024 swing: -12.1pp toward R · 2008: -46.0pp · 2024: -58.2pp
• All cycles: 2024: R+58.2 2020: R+56.7 2016: R+55.0 2012: R+49.9 2008: R+46.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.47%
• Current HPI: 306.7802
• 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

+445.0% since first listed

7 events — show timeline

• 2026-05-04 Pending — WRVBOR
• 2026-04-09 Price Changed $119,900 WRVBOR
• 2026-04-09 Listed $139,000 WRVBOR
• 2003-02-28 Sold (Public Records) $28,000 Public Records
• 2000-04-21 Sold (Public Records) $44,000 Public Records
• 1993-03-30 Sold (Public Records) $19,000 Public Records
• 1989-02-22 Sold (Public Records) $22,000 Public Records

Property tax history

+16.5%/yr

Latest (2025): $1,091 · +8.3% YoY. Source: county tax records.