503 W Lee Ave · Osceola, AR 72370

$99,500

2 bd · 1.5 ba · 1,548 sqft · SingleFamily public records · 49 Days on market

Built 1987 7,840 sqft lot $64/sqft · 56% above area

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Why this score? — see what drove the D+ 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 +16.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Appreciation +4.7/10.0
• 1% rule +4.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks MLS

This delightful 2-bedroom, 1.5-bath home is an ideal choice for first-time homebuyers. Lovingly maintained by the same owner for over 60 years, this residence exudes warmth and character. Features include: A large family room with a cozy gas fireplace, perfect for gatherings. An eat-in kitchen, providing a welcoming space for meals. Original hardwood floors that add charm and elegance throughout. Beautiful French doors leading to a lovely patio, ideal for outdoor relaxation. A fenced yard, offering privacy and a safe space for children or pets. To schedule a showing, please contact Jane Stanford with Kennemore Real Estate at 870-563-2666 (office) or 870-740-7288.

Key facts

• Large family room
• Gas fireplace
• French doors

Tags

• LARGE FAMILY ROOM
• GAS FIREPLACE
• EAT-IN KITCHEN
• ORIGINAL HARDWOOD FLOORS
• FRENCH DOORS
• LOVELY PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $63 ($755/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 $95k (4.5% below list).
• Recommended offer: $95k (4.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#238 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Osceola School District (town): math 10% / reading 13% proficiency, ranked #231 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: 29 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 69 units permitted in Mississippi County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21 of equity ($688 loan paydown + $-667 appreciation (-0.7% local appreciation)).
• Mississippi County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,000 (4.5% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.95% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.71%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (median comp): $63,679
• List price: $99,500
• Delta: 56.25%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 S Marjorie St	0.35mi	3/2.0 (+1)	1,599 (+3%)	4mo	$135,000	$84	68
521 W Hale Ave	0.18mi	3/1.0 (+1)	1,356 (-12%)	14mo	$45,000	$33	52
403 S Marjorie Ln	0.33mi	3/1.5 (+1)	1,400 (-10%)	18mo	$67,500	$48	49
420 W Johnson Dr	0.28mi	3/1.0 (+1)	1,754 (+13%)	19mo	$23,500	$13	42
814 Betty Lynn St	0.73mi	3/1.5 (+1)	1,640 (+6%)	13mo	$165,000	$101	40
424 E Elizabeth Ave	0.64mi	3/2.5 (+1)	1,446 (-7%)	23mo	$30,000	$21	31

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

Projected returns pro-forma

-0.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.93×
• Total profit: $-1,983
• Equity at exit: $25,603

10-year hold

• IRR: 4.7%
• Equity multiple: 1.47×
• Total profit: $13,153
• Equity at exit: $28,260

Cash invested: $27,860 (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 72370

• Home prices YoY: -0.4%
• Active inventory: 29
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$522
• Tax est. 1.5%: −$124 /mo · $1,492/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $63

Break-even live

Break-even rent $870

Max offer price $99,500

Occupancy floor 88%

Sensitivity live

Price	-10% $132	-5% $97	+0% $63	+5% $28	+10% $-6
Rent	-10% $-12	-5% $25	+0% $63	+5% $100	+10% $138
Rate	-1.0pp $113	-0.5pp $88	base $63	+0.5pp $37	+1.0pp $11

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
424 Elizabeth Ave Osceola, AR	3.0	3.0	1447	$950	$0.66	2d	1	0.62mi

Listing history 12 events

1. 2026-06-09
   status $99,500 Pending 49 DOM
2. 2026-06-08
   days on market $99,500 Active 49 DOM
3. 2026-06-07
   days on market $99,500 Active 48 DOM
4. 2026-06-07
   days on market $99,500 Active 47 DOM
5. 2026-06-04
   days on market $99,500 Active 44 DOM
6. 2026-06-02
   days on market $99,500 Active 43 DOM
7. 2026-06-01
   days on market $99,500 Active 42 DOM
8. 2026-05-31
   days on market $99,500 Active 41 DOM
9. 2026-05-31
   days on market $99,500 Active 40 DOM
10. 2026-05-02
    price $99,500 671-char remark

    Show marketing remark (671 chars)

    This delightful 2-bedroom, 1.5-bath home is an ideal choice for first-time homebuyers. Lovingly maintained by the same owner for over 60 years, this residence exudes warmth and character. Features include: A large family room with a cozy gas fireplace, perfect for gatherings. An eat-in kitchen, providing a welcoming space for meals. Original hardwood floors that add charm and elegance throughout. Beautiful French doors leading to a lovely patio, ideal for outdoor relaxation. A fenced yard, offering privacy and a safe space for children or pets. To schedule a showing, please contact Jane Stanford with Kennemore Real Estate at 870-563-2666 (office) or 870-740-7288.

11. 2026-04-21
    price $115,000 671-char remark

    Show marketing remark (671 chars)

    This delightful 2-bedroom, 1.5-bath home is an ideal choice for first-time homebuyers. Lovingly maintained by the same owner for over 60 years, this residence exudes warmth and character. Features include: A large family room with a cozy gas fireplace, perfect for gatherings. An eat-in kitchen, providing a welcoming space for meals. Original hardwood floors that add charm and elegance throughout. Beautiful French doors leading to a lovely patio, ideal for outdoor relaxation. A fenced yard, offering privacy and a safe space for children or pets. To schedule a showing, please contact Jane Stanford with Kennemore Real Estate at 870-563-2666 (office) or 870-740-7288.

12. 2026-04-21
    listed $11,500,000 Active 671-char remark

    Show marketing remark (671 chars)

    This delightful 2-bedroom, 1.5-bath home is an ideal choice for first-time homebuyers. Lovingly maintained by the same owner for over 60 years, this residence exudes warmth and character. Features include: A large family room with a cozy gas fireplace, perfect for gatherings. An eat-in kitchen, providing a welcoming space for meals. Original hardwood floors that add charm and elegance throughout. Beautiful French doors leading to a lovely patio, ideal for outdoor relaxation. A fenced yard, offering privacy and a safe space for children or pets. To schedule a showing, please contact Jane Stanford with Kennemore Real Estate at 870-563-2666 (office) or 870-740-7288.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,400
• − Mortgage interest: −$5,574
• − Property taxes: −$1,492
• − Insurance: −$498
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$2,895
• Taxable loss: −$882
• Est. tax savings @ 24.0%: +$212
• After-tax cash flow: $966/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: Osceola School District
• NCES district ID: 0510950
• Math proficiency: 10% ▼ -16.00%
• Reading proficiency: 13% ▼ -7.00%
• Median HH income: $30,782
• Composite: 9.02/100
• National rank: #9878
• State rank: #231 of 238 in AR

Livability — Osceola

• Score: 61/100
• State rank: #238
• US rank: #17827

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Osceola, AR
• Population (ZIP): 7,282

Population outlook (Mississippi County) Hauer SSP2

• Today (2025): 38,959 people
• By 2030: 36,401 · -6.6%
• By 2040: 31,526 · -19.1%
• By 2050: 27,058 · -30.5%
• By 2075: 17,847 · -54.2%
• By 2100: 11,024 · -71.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 53% White 36% Two or more races 8% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Mississippi

• 2024 margin: Solid R (+31.6) · D 33.4% · R 65.0% · Other 1.7%
• 2008→2024 swing: -29.4pp toward R · 2008: -2.2pp · 2024: -31.6pp
• All cycles: 2024: R+31.6 2020: R+22.2 2016: R+10.5 2012: R+1.1 2008: R+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.67%
• Current HPI: 178.93
• 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

-99.1% since first listed

3 events — show timeline

• 2026-05-02 Price Changed $99,500 EARA
• 2026-04-21 Price Changed $115,000 EARA
• 2026-04-21 Listed $11,500,000 EARA

Property tax history

+0.0%/yr

Latest (2025): $38 · +0.0% YoY. Source: county tax records.