1004 Reeves Ave · Mena, AR 71953

$25,000

2 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 128 Days on market

Built 1900 0.32 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.4/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

No value given for the home. Value is in the land. Sale includes the lot behind that is approximately . 15 acres for a total of . 32.

Key facts

• 0.32 acre lot
• Parking
• Built 1900

Property features AI

Finance

• Other: Approx lot size 50x150 (about 0.32 acres)
• Financial info: Annual taxes reported (2025)
• HOA & community: HOA frequency: Other (see remarks)

Exterior

• Parking: 1-car parking
• Utilities: Public sewer; Public water; Electric serviced by cooperative
• Home design: Single-family property; Inside city limits; Subdivision: HORNBECK PLACE
• Construction: Metal/Vinyl siding exterior; Architectural shingle roof; Piers foundation; Built area recorded at 1,188 (per tax records)
• Exterior features: Paved road access; Level lot

Interior

• Flooring: Other flooring (see remarks)
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Other flooring (see remarks)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $616 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($988 rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 35.8% vs local median 3.1% in Mena — 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 (#142 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, crime D, amenities F.
• Mena School District (rural): math 42% / reading 38% proficiency, ranked #70 of 238 in AR (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 204 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $173 of loan paydown is wiped out by about $296 of value loss. Plan a longer hold.
• Polk County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.2% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 3.95% ✓
• Cap rate: 35.84%
• Cash-on-cash: 105.54%
• DSCR: 5.70
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $103,356
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1111 Averitt Ave	0.16mi	3/2.0 (+1)	1,216 (+2%)	3mo	$135,000	$111	77
1105 Oak Grv	0.30mi	3/1.0 (+1)	1,214 (+2%)	9mo	$100,000	$82	70
805 Reine St	0.51mi	2/1.0	1,250 (+5%)	4mo	$40,000	$32	64
705 Twelfth St	0.28mi	3/2.0 (+1)	1,254 (+6%)	7mo	$174,500	$139	63
1000 Third St	0.56mi	3/— (+1)	1,190 (+0%)	9mo	$25,000	$21	61
1105 S 2nd St	0.63mi	2/2.0	1,200 (+1%)	5mo	$29,000	$24	61
1412 Hamilton Ave	0.42mi	3/1.0 (+1)	1,266 (+7%)	5mo	$110,000	$87	60
710 Pine Ave	0.36mi	3/1.0 (+1)	1,020 (-14%)	2mo	$60,000	$59	53
1107 Second St	0.63mi	1/1.0 (-1)	1,107 (-7%)	1mo	$22,500	$20	53
600 Fourth St	0.51mi	3/1.5 (+1)	1,356 (+14%)	2mo	$131,500	$97	44
200 Ridge St	0.69mi	2/2.0	1,318 (+11%)	5mo	$135,000	$102	41
1407 Mena St	0.70mi	3/2.0 (+1)	1,363 (+15%)	4mo	$175,000	$128	30

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

Projected returns pro-forma

-1.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.30×
• Total profit: $37,130
• Equity at exit: $5,813

10-year hold

• IRR: —
• Equity multiple: 13.10×
• Total profit: $84,687
• Equity at exit: $5,918

Cash invested: $7,000 (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 71953

• Home prices YoY: -0.4%
• Active inventory: 204
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $988 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$23 /mo · $280/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $616

Break-even live

Break-even rent $209

Max offer price $25,000

Occupancy floor 33%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
99 Pine Ave Mena, AR	2.0	1.0	750	$875	$1.17	43d	1	0.76mi
306 Hornbeck Ave Mena, AR	3.0	2.0	776	$1,100	$1.42	43d	1	0.78mi

Listing history 16 events

1. 2026-06-19
   days on market $25,000 Active 128 DOM
2. 2026-06-18
   days on market $25,000 Active 127 DOM
3. 2026-06-17
   days on market $25,000 Active 126 DOM
4. 2026-06-16
   days on market $25,000 Active 125 DOM
5. 2026-06-15
   days on market $25,000 Active 124 DOM
6. 2026-06-14
   days on market $25,000 Active 122 DOM
7. 2026-06-12
   days on market $25,000 Active 121 DOM
8. 2026-06-09
   days on market $25,000 Active 118 DOM
9. 2026-06-08
   days on market $25,000 Active 117 DOM
10. 2026-06-07
    days on market $25,000 Active 116 DOM
11. 2026-06-04
    days on market $25,000 Active 112 DOM
12. 2026-06-02
    days on market $25,000 Active 111 DOM
13. 2026-06-01
    days on market $25,000 Active 110 DOM
14. 2026-05-31
    days on market $25,000 Active 109 DOM
15. 2026-05-31
    days on market $25,000 Active 108 DOM
16. 2026-02-11
    listed $25,000 New Listing

ⓘ 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: $280 · $23/mo
• Projected year-2 tax: $280 · $23/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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $11,855
• − Mortgage interest: −$1,400
• − Property taxes: −$280
• − Insurance: −$125
• − Repairs & maintenance: −$948
• − Management: −$948
• − Depreciation: −$727
• Taxable income: $7,426
• Est. tax owed @ 24.0%: −$1,782
• After-tax cash flow: $5,605/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: Mena School District
• NCES district ID: 0509750
• Math proficiency: 42% ▼ -9.00%
• Reading proficiency: 38% ▼ -9.00%
• Median HH income: $32,941
• Composite: 32.88/100
• National rank: #5607
• State rank: #70 of 238 in AR

Livability — Mena

• Score: 65/100
• State rank: #142
• US rank: #12615

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mena, AR
• Population (ZIP): 13,412

Population outlook (Polk County) Hauer SSP2

• Today (2025): 19,065 people
• By 2030: 18,369 · -3.7%
• By 2040: 17,156 · -10.0%
• By 2050: 16,177 · -15.1%
• By 2075: 14,642 · -23.2%
• By 2100: 13,020 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Native American 1%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+70.5) · D 13.8% · R 84.3% · Other 1.9%
• 2008→2024 swing: -24.7pp toward R · 2008: -45.8pp · 2024: -70.5pp
• All cycles: 2024: R+70.5 2020: R+68.2 2016: R+66.4 2012: R+56.9 2008: R+45.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.18%
• Current HPI: 278.2854
• 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

• 2026-02-11 Listed $25,000 CARMLS

Property tax history

+7.4%/yr

Latest (2025): $280 · +8.3% YoY. Source: county tax records.