1020 Crawford St · Clarksville, AR 72830

$98,500

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 72 Days on market

Built 1980 0.69 ac lot $88/sqft · 18% below area Est $120k · 18% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CLEARLY A FIXER-UPPER HOME! A STONE'S THROW FROM I-40'S EXIT #57 IN CLARKSVILLE. ACROSS FROM THE LOVES TRAVELSTOP AND ADJACENT TO THE CLARKSVILLE SCHOOL ADMIN BUILDING. EXCELLENT LOCATION WHERE CHILDREN CAN WALK TO THE MIDDLE SCHOOL OR WALK-BIKE THE SPADRA CREEK SCENIC TRAIL SYSTEM THAT LEADS ALL OVER TOWN. NEAR HARPS GROCERY STORE, SONIC DRIVE IN, THE BAPTIST CHURCH, THE INTRAMURAL SOFTBALL FIELDS, THE SOCCER FIELDS, AND CLARKSVILLE PANTHER FOOTBALL FIELD AND MUCH MORE. EXCELLENT LOCATION FOR A PRIMARY HOME OR RESIDENTIAL RENTAL PROPERTY. COULD LIKELY BE EASILY REZONED FOR A COMMERCIAL USE GIVEN ITS LOCATION. WOULD BE A GREAT LOCATION FOR AN ATTORNEY'S OFFICE, A CPA OFFICE, & MUCH MORE.

Key facts

• Near grocery store
• 0.69 acre lot
• Parking

Tags

• WALK BIKE TRAIL SYSTEM
• NEAR GROCERY STORE
• ADJACENT TO SCHOOL BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 4.6% in Clarksville — 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 65/100 on livability (#141 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D, crime D-, amenities F.
• Clarksville School District (town): math 29% / reading 34% proficiency, ranked #147 of 238 in AR (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 154 active listings in the ZIP; 12 units permitted in Johnson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $681 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Johnson County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,590 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% 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 D-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 D 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. 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.
7. 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.
8. 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: 11.49%
• Cash-on-cash: 18.58%
• DSCR: 1.83
• GRM: 6.2

CMA / ARV

• ARV (median comp): $120,459
• List price: $98,500
• Delta: -18.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Perry St	0.41mi	3/1.0	1,144 (+2%)	23mo	$46,000	$40	58
1807 Ford Dr	0.73mi	2/1.0 (-1)	1,027 (-8%)	7mo	$75,000	$73	41
210 Cemetery St St	0.73mi	2/1.0 (-1)	1,054 (-6%)	14mo	$95,000	$90	40
208 Cemetery St	0.74mi	3/1.0	1,216 (+9%)	23mo	$75,000	$62	32
108 Carlton Dr	0.71mi	3/1.0	1,000 (-11%)	22mo	$99,000	$99	31

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: 10.3%
• Equity multiple: 1.41×
• Total profit: $11,212
• Equity at exit: $14,687

10-year hold

• IRR: 19.4%
• Equity multiple: 2.62×
• Total profit: $44,699
• Equity at exit: $8,516

Cash invested: $27,580 (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 72830

• Home prices YoY: -11.5%
• Active inventory: 154
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,320 medium
• Mortgage (P&I): −$517
• Tax from tax record: −$58 /mo · $702/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $427

Break-even live

Break-even rent $780

Max offer price $98,500

Occupancy floor 63%

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: $24,625
• Closing costs: $2,955
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-08
   status Under Contract 702-char remark

   Show marketing remark (702 chars)

   CLEARLY A FIXER-UPPER HOME! A STONE'S THROW FROM I-40'S EXIT #57 IN CLARKSVILLE. ACROSS FROM THE LOVES TRAVELSTOP AND ADJACENT TO THE CLARKSVILLE SCHOOL ADMIN BUILDING. EXCELLENT LOCATION WHERE CHILDREN CAN WALK TO THE MIDDLE SCHOOL OR WALK-BIKE THE SPADRA CREEK SCENIC TRAIL SYSTEM THAT LEADS ALL OVER TOWN. NEAR HARPS GROCERY STORE, SONIC DRIVE IN, THE BAPTIST CHURCH, THE INTRAMURAL SOFTBALL FIELDS, THE SOCCER FIELDS, AND CLARKSVILLE PANTHER FOOTBALL FIELD AND MUCH MORE. EXCELLENT LOCATION FOR A PRIMARY HOME OR RESIDENTIAL RENTAL PROPERTY. COULD LIKELY BE EASILY REZONED FOR A COMMERCIAL USE GIVEN ITS LOCATION. WOULD BE A GREAT LOCATION FOR AN ATTORNEY'S OFFICE, A CPA OFFICE, & MUCH MORE.

2. 2026-02-27
   listed $98,500 New Listing 702-char remark

   Show marketing remark (702 chars)

   CLEARLY A FIXER-UPPER HOME! A STONE'S THROW FROM I-40'S EXIT #57 IN CLARKSVILLE. ACROSS FROM THE LOVES TRAVELSTOP AND ADJACENT TO THE CLARKSVILLE SCHOOL ADMIN BUILDING. EXCELLENT LOCATION WHERE CHILDREN CAN WALK TO THE MIDDLE SCHOOL OR WALK-BIKE THE SPADRA CREEK SCENIC TRAIL SYSTEM THAT LEADS ALL OVER TOWN. NEAR HARPS GROCERY STORE, SONIC DRIVE IN, THE BAPTIST CHURCH, THE INTRAMURAL SOFTBALL FIELDS, THE SOCCER FIELDS, AND CLARKSVILLE PANTHER FOOTBALL FIELD AND MUCH MORE. EXCELLENT LOCATION FOR A PRIMARY HOME OR RESIDENTIAL RENTAL PROPERTY. COULD LIKELY BE EASILY REZONED FOR A COMMERCIAL USE GIVEN ITS LOCATION. WOULD BE A GREAT LOCATION FOR AN ATTORNEY'S OFFICE, A CPA OFFICE, & MUCH MORE.

ⓘ 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: $702 · $58/mo
• Projected year-2 tax: $702 · $58/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 ≥112°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,843
• − Mortgage interest: −$5,518
• − Property taxes: −$702
• − Insurance: −$492
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$2,865
• Taxable income: $3,731
• Est. tax owed @ 24.0%: −$895
• After-tax cash flow: $4,228/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: Clarksville School District
• NCES district ID: 0504380
• Math proficiency: 29% ▼ -16.00%
• Reading proficiency: 34% ▼ -5.00%
• Median HH income: $33,344
• Composite: 25.84/100
• National rank: #7352
• State rank: #147 of 238 in AR

Livability — Clarksville

• Score: 65/100
• State rank: #141
• US rank: #12572

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarksville, AR
• Population (ZIP): 15,962

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 27,452 people
• By 2030: 28,003 · +2.0%
• By 2040: 28,960 · +5.5%
• By 2050: 29,627 · +7.9%
• By 2075: 31,000 · +12.9%
• By 2100: 31,173 · +13.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 18% Two or more races 9% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 2% Iranian 1% Lithuanian 1%
• Foreign-born: 12% · Canada, Philippines, Vietnam
• Languages at home: 84% English-only · Spanish 12% Other Asian/Pacific 2% German/W. Germanic 1%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+51.4) · D 23.3% · R 74.7% · Other 2.0%
• 2008→2024 swing: -28.4pp toward R · 2008: -23.1pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+49.0 2016: R+40.6 2012: R+28.0 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.36%
• Current HPI: 187.5114
• 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

• 2026-05-08 Pending — CARMLS
• 2026-02-27 Listed $98,500 CARMLS

Property tax history

+4.6%/yr

Latest (2025): $702 · +10.0% YoY. Source: county tax records.