792 E Miller St · Piggott, AR 72454

$99,490

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 33 Days on market

Built 1972 0.25 ac lot Est $73k · 37% over ↓ 26% since listing

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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 +14.3/30.0
• Appreciation +10.0/10.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome home to this charming 3-bedroom, 1-bath home located in the heart of Piggott! Offering approximately 1,050 sq ft of comfortable living space, this property features an open-concept layout perfect for everyday living and entertaining. Recently updated flooring in the living room and kitchen/dining area adds a fresh, modern touch, while the spacious bedrooms provide comfort and functionality. Situated on a level 0.25 acre lot, this home also includes a covered carport, patio area, and additional outdoor storage building. Conveniently located near local schools, shopping, and amenities, 792 East Miller is the perfect blend of comfort, convenience, and affordability. Whether you are looking for your first home or are ready to downsize, don't miss your opportunity to make this move-in ready home your own!

Key facts

• Covered carport
• Patio area
• Level lot

Tags

• OPEN-CONCEPT LAYOUT
• UPDATED FLOORING
• COVERED CARPORT
• PATIO AREA
• OUTDOOR STORAGE BUILDING
• LEVEL LOT

Property features AI

Finance

• Financial info: Accepts VA, FHA, conventional and rural development loans; Cash purchase accepted

Exterior

• Parking: Carport; Parking pads for 2 cars
• Utilities: Public sewer; Public water; Municipal electric (Entergy); Natural gas; Fiber internet available
• Home design: Masonite exterior
• Construction: Architectural shingle roof; Crawl space foundation
• Exterior features: Patio; Outside storage area; Paved road access; Level lot

Interior

• Kitchen: Free‑standing stove; Gas range; Ice maker connection
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central gas heating; Window air conditioning units
• Interior features: Washer connection; Electric dryer connection; Gas water heater; Smoke detectors; Window treatments; Built-in shelving/cabinets; Ceiling fans; Walk-in shower; Formica kitchen counters
• Laundry & utility: Laundry room; Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $84k (15.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $89k (10.1% below list).
• Recommended offer: $84k (15.5% below list) — sets the bar for cash-flow.
• Cap rate 6.5% vs local median 4.3% in Piggott — 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 70/100 on livability (#50 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Piggott School District (town): math 32% / reading 28% proficiency, ranked #157 of 238 in AR (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Piggott Elementary School (math 42% / reading 30%, grade F, #248 of 454 statewide, top 55%, 488 students, 65% FRL); Piggott High School (math 22% / reading 26%, grade F, #206 of 292 statewide, top 71%, 361 students, 49% FRL).
• Market conditions: 71 active listings in the ZIP; 4 units permitted in Clay County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($688 loan paydown + $10k appreciation (10.0% local appreciation)).
• Clay County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,083 (15.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
8. 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.
9. 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.
10. 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: 0.90% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.81%
• DSCR: 1.04
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $72,864
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
645 E Jackson St	0.24mi	2/1.0 (-1)	1,040 (-2%)	0mo	$72,000	$69	81
1056 E Maxine	0.25mi	3/1.0	1,136 (+8%)	12mo	$92,500	$81	66
458 Valarie Ln	0.65mi	3/1.0	984 (-7%)	2mo	$55,000	$56	56
670 E Cherry St	0.26mi	2/1.0 (-1)	1,144 (+8%)	21mo	$15,000	$13	52
242 E Davis	0.68mi	3/1.0	1,148 (+9%)	8mo	$32,000	$28	47
168 E Court St	0.59mi	3/2.0	1,120 (+6%)	18mo	$25,000	$22	43
513 E Jackson	0.29mi	2/1.0 (-1)	920 (-13%)	23mo	$64,000	$70	41
562 S Garfield	0.63mi	3/2.0	1,186 (+12%)	18mo	$120,000	$101	32

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: 21.1%
• Equity multiple: 2.70×
• Total profit: $47,494
• Equity at exit: $89,628

10-year hold

• IRR: 19.1%
• Equity multiple: 6.22×
• Total profit: $145,374
• Equity at exit: $193,287

Cash invested: $27,857 (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 72454

• Home prices YoY: 3.4%
• Active inventory: 71
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $894 medium
• Mortgage (P&I): −$522
• Tax est. 1.5%: −$124 /mo · $1,492/yr
• Insurance: −$41
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $-106

Break-even live

Break-even rent $1,029

Max offer price $84,083

Occupancy floor —

Sensitivity live

Price	-10% $-38	-5% $-72	+0% $-106	+5% $-141	+10% $-175
Rent	-10% $-177	-5% $-142	+0% $-106	+5% $-71	+10% $-36
Rate	-1.0pp $-56	-0.5pp $-81	base $-106	+0.5pp $-132	+1.0pp $-158

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: $24,872
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-21
   days on market $99,490 Active 33 DOM
2. 2026-06-19
   days on market $99,490 Active 31 DOM
3. 2026-06-18
   days on market $99,490 Active 30 DOM
4. 2026-06-17
   days on market $99,490 Active 29 DOM
5. 2026-06-16
   days on market $99,490 Active 28 DOM
6. 2026-06-15
   days on market $99,490 Active 27 DOM
7. 2026-06-14
   days on market $99,490 Active 25 DOM
8. 2026-06-12
   days on market $99,490 Active 24 DOM
9. 2026-06-09
   days on market $99,490 Active 21 DOM
10. 2026-06-08
    days on market $99,490 Active 20 DOM
11. 2026-06-07
    days on market $99,490 Active 19 DOM
12. 2026-06-05
    days on market $99,490 Active 17 DOM
13. 2026-06-04
    days on market $99,490 Active 15 DOM
14. 2026-06-02
    days on market $99,490 Active 14 DOM
15. 2026-06-01
    days on market $99,490 Active 13 DOM
16. 2026-05-31
    days on market $99,490 Active 12 DOM
17. 2026-05-31
    days on market $99,490 Active 11 DOM
18. 2026-05-19
    listed $99,490 Active 819-char remark

    Show marketing remark (819 chars)

    Welcome home to this charming 3-bedroom, 1-bath home located in the heart of Piggott! Offering approximately 1,050 sq ft of comfortable living space, this property features an open-concept layout perfect for everyday living and entertaining. Recently updated flooring in the living room and kitchen/dining area adds a fresh, modern touch, while the spacious bedrooms provide comfort and functionality. Situated on a level 0.25 acre lot, this home also includes a covered carport, patio area, and additional outdoor storage building. Conveniently located near local schools, shopping, and amenities, 792 East Miller is the perfect blend of comfort, convenience, and affordability. Whether you are looking for your first home or are ready to downsize, don't miss your opportunity to make this move-in ready home your own!

19. 2026-05-19
    listed $99,490 New Listing

    Show marketing remark (819 chars)

    Welcome home to this charming 3-bedroom, 1-bath home located in the heart of Piggott! Offering approximately 1,050 sq ft of comfortable living space, this property features an open-concept layout perfect for everyday living and entertaining. Recently updated flooring in the living room and kitchen/dining area adds a fresh, modern touch, while the spacious bedrooms provide comfort and functionality. Situated on a level 0.25 acre lot, this home also includes a covered carport, patio area, and additional outdoor storage building. Conveniently located near local schools, shopping, and amenities, 792 East Miller is the perfect blend of comfort, convenience, and affordability. Whether you are looking for your first home or are ready to downsize, don't miss your opportunity to make this move-in ready home your own!

20. 2026-04-25
    historical
21. 2026-01-17
    price $104,900
22. 2026-01-16
    price $104,900
23. 2025-10-24
    listed $109,900 Active
24. 2025-10-24
    listed $109,900 New Listing
25. 2025-10-22
    historical
26. 2025-04-19
    price $114,000
27. 2025-04-18
    listed $114,000 Active
28. 2025-04-18
    listed $116,500 New Listing
29. 2025-03-31
    historical
30. 2024-09-30
    listed $116,500 New Listing
31. 2024-09-30
    historical
32. 2024-07-24
    price $116,500
33. 2024-07-23
    price $116,500
34. 2024-06-27
    price $125,900
35. 2024-06-27
    price $125,900
36. 2024-05-13
    price $129,000
37. 2024-05-13
    price $129,000
38. 2024-04-02
    listed $134,900 Active
39. 2024-04-02
    listed $134,900 New Listing

ⓘ 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 3/10 Moderate FEMA zone A · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,728
• − Mortgage interest: −$5,573
• − Property taxes: −$1,492
• − Insurance: −$2,000
• − Repairs & maintenance: −$858
• − Management: −$858
• − Depreciation: −$2,894
• Taxable loss: −$2,948
• Est. tax savings @ 24.0%: +$707
• After-tax cash flow: $-570/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: Piggott School District
• NCES district ID: 0511370
• Math proficiency: 32% ▼ -15.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $33,336
• Composite: 24.63/100
• National rank: #7628
• State rank: #157 of 238 in AR

Livability — Piggott

• Score: 70/100
• State rank: #50
• US rank: #7358

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Piggott, AR
• Population (ZIP): 4,699

Population outlook (Clay County) Hauer SSP2

• Today (2025): 13,564 people
• By 2030: 12,834 · -5.4%
• By 2040: 11,498 · -15.2%
• By 2050: 10,325 · -23.9%
• By 2075: 8,228 · -39.3%
• By 2100: 6,675 · -50.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Serbian 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Clay

• 2024 margin: Solid R (+61.6) · D 18.3% · R 79.9% · Other 1.9%
• 2008→2024 swing: -47.3pp toward R · 2008: -14.3pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+60.3 2016: R+29.8 2012: R+29.1 2008: R+14.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.57%
• Current HPI: 355.7877
• 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

-26.2% since first listed

22 events — show timeline

• 2026-05-19 Listed $99,490 NEABOR MLS
• 2026-05-19 Listed $99,490 CARMLS
• 2026-04-25 Listing Removed — CARMLS
• 2026-01-17 Price Changed $104,900 CARMLS
• 2026-01-16 Price Changed $104,900 NEABOR MLS
• 2025-10-24 Listed $109,900 CARMLS
• 2025-10-24 Listed $109,900 NEABOR MLS
• 2025-10-22 Listing Removed — CARMLS
• 2025-04-19 Price Changed $114,000 CARMLS
• 2025-04-18 Listed $116,500 CARMLS
• 2025-04-18 Listed $114,000 NEABOR MLS
• 2025-03-31 Listing Removed — CARMLS
• 2024-09-30 Listing Removed — CARMLS
• 2024-09-30 Listed $116,500 CARMLS
• 2024-07-24 Price Changed $116,500 CARMLS
• 2024-07-23 Price Changed $116,500 NEABOR MLS
• 2024-06-27 Price Changed $125,900 CARMLS
• 2024-06-27 Price Changed $125,900 NEABOR MLS
• 2024-05-13 Price Changed $129,000 CARMLS
• 2024-05-13 Price Changed $129,000 NEABOR MLS
• 2024-04-02 Listed $134,900 CARMLS
• 2024-04-02 Listed $134,900 NEABOR MLS

Property tax history

+0.2%/yr

Latest (2017): $83 · +0.0% YoY. Source: county tax records.