431 Laughrun Dr · Forrest City, AR 72335

$80,000

3 bd · 1.0 ba · 1,253 sqft · SingleFamily public records · 178 Days on market

Built 1960 8,276 sqft lot $64/sqft · 24% below area Est $105k · 24% 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 +9.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.6/10.0
• Schools +0.9/10.0

Listing remarks MLS

Charming Move-In Ready Home — Great Location Near the Park! This superbly maintained home is waiting just for you! Nestled on a shaded lot in an established neighborhood, this property offers comfort, convenience, and classic charm. Featuring 3 bedrooms and 1 bathroom, this home includes a large eat-in kitchen, fresh interior paint throughout, and a brand new roof (2025) — all ready for you to move right in. Enjoy the fenced backyard, perfect for pets, gardening, or relaxing afternoons outdoors. Located just one block from the park, this home also includes Lot 5 (20 x 120 x 140), providing even more space and potential. Homes like this don’t stay on the market long — call today to schedule your private showing! ?? Call or text 870-261-8653

Key facts

• Fenced back yard
• Fresh paint
• Move in ready

Tags

• FENCED BACK YARD
• FRESH PAINT
• MOVE IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 9.7% in Forrest City — 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 59/100 on livability (#297 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools F, crime F, amenities F.
• Forrest City School District (town): math 12% / reading 11% proficiency, ranked #230 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: 66 active listings in the ZIP; 3 units permitted in St. Francis County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• St. Francis County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $37k; list at $80k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 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 1960 — 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 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?
6. 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?
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: 1.46% ✓
• Cap rate: 12.78%
• Cash-on-cash: 23.16%
• DSCR: 2.03
• GRM: 5.7

CMA / ARV

• ARV (median comp): $104,781
• List price: $80,000
• Delta: -23.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
424 Beech Grove Dr	0.07mi	3/1.5	1,344 (+7%)	6mo	$25,000	$19	78
325 Beech Grove Dr	0.13mi	3/2.0	1,176 (-6%)	13mo	$105,000	$89	68
1453 Beth St	0.41mi	3/1.5	1,176 (-6%)	23mo	$10,500	$9	49

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: 16.1%
• Equity multiple: 1.65×
• Total profit: $14,546
• Equity at exit: $11,928

10-year hold

• IRR: 24.7%
• Equity multiple: 3.14×
• Total profit: $48,030
• Equity at exit: $6,917

Cash invested: $22,400 (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 72335

• Home prices YoY: -4.9%
• Active inventory: 66
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,167 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$37 /mo · $442/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $432

Break-even live

Break-even rent $620

Max offer price $80,000

Occupancy floor 58%

Sensitivity live

Price	-10% $478	-5% $455	+0% $432	+5% $410	+10% $387
Rent	-10% $340	-5% $386	+0% $432	+5% $478	+10% $524
Rate	-1.0pp $473	-0.5pp $453	base $432	+0.5pp $412	+1.0pp $390

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-11
   status Under Contract 774-char remark

   Show marketing remark (774 chars)

   Charming Move-In Ready Home — Great Location Near the Park! This superbly maintained home is waiting just for you! Nestled on a shaded lot in an established neighborhood, this property offers comfort, convenience, and classic charm. Featuring 3 bedrooms and 1 bathroom, this home includes a large eat-in kitchen, fresh interior paint throughout, and a brand new roof (2025) — all ready for you to move right in. Enjoy the fenced backyard, perfect for pets, gardening, or relaxing afternoons outdoors. Located just one block from the park, this home also includes Lot 5 (20 x 120 x 140), providing even more space and potential. Homes like this don’t stay on the market long — call today to schedule your private showing! ?? Call or text 870-261-8653

2. 2025-12-23
   status Back on Market 774-char remark

   Show marketing remark (774 chars)

   Charming Move-In Ready Home — Great Location Near the Park! This superbly maintained home is waiting just for you! Nestled on a shaded lot in an established neighborhood, this property offers comfort, convenience, and classic charm. Featuring 3 bedrooms and 1 bathroom, this home includes a large eat-in kitchen, fresh interior paint throughout, and a brand new roof (2025) — all ready for you to move right in. Enjoy the fenced backyard, perfect for pets, gardening, or relaxing afternoons outdoors. Located just one block from the park, this home also includes Lot 5 (20 x 120 x 140), providing even more space and potential. Homes like this don’t stay on the market long — call today to schedule your private showing! ?? Call or text 870-261-8653

3. 2025-12-22
   historical 774-char remark

   Show marketing remark (774 chars)

   Charming Move-In Ready Home — Great Location Near the Park! This superbly maintained home is waiting just for you! Nestled on a shaded lot in an established neighborhood, this property offers comfort, convenience, and classic charm. Featuring 3 bedrooms and 1 bathroom, this home includes a large eat-in kitchen, fresh interior paint throughout, and a brand new roof (2025) — all ready for you to move right in. Enjoy the fenced backyard, perfect for pets, gardening, or relaxing afternoons outdoors. Located just one block from the park, this home also includes Lot 5 (20 x 120 x 140), providing even more space and potential. Homes like this don’t stay on the market long — call today to schedule your private showing! ?? Call or text 870-261-8653

4. 2025-11-14
   listed $80,000 New Listing 774-char remark

   Show marketing remark (774 chars)

   Charming Move-In Ready Home — Great Location Near the Park! This superbly maintained home is waiting just for you! Nestled on a shaded lot in an established neighborhood, this property offers comfort, convenience, and classic charm. Featuring 3 bedrooms and 1 bathroom, this home includes a large eat-in kitchen, fresh interior paint throughout, and a brand new roof (2025) — all ready for you to move right in. Enjoy the fenced backyard, perfect for pets, gardening, or relaxing afternoons outdoors. Located just one block from the park, this home also includes Lot 5 (20 x 120 x 140), providing even more space and potential. Homes like this don’t stay on the market long — call today to schedule your private showing! ?? Call or text 870-261-8653

5. 1983-03-01
   soldstatus $37,000

ⓘ 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: $442 · $37/mo
• Projected year-2 tax: $512 · $43/mo
• Expected delta: +$70/yr (+$6/mo · 15.8%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $14,005
• − Mortgage interest: −$4,481
• − Property taxes: −$442
• − Insurance: −$400
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$2,327
• Taxable income: $4,113
• Est. tax owed @ 24.0%: −$987
• After-tax cash flow: $4,200/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: Forrest City School District
• NCES district ID: 0506270
• Math proficiency: 12% ▼ -8.00%
• Reading proficiency: 11% ▼ -7.00%
• Median HH income: $31,153
• Composite: 9.07/100
• National rank: #9871
• State rank: #230 of 238 in AR

Livability — Forrest City

• Score: 59/100
• State rank: #297
• US rank: #20349

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Forrest City, AR
• Population (ZIP): 16,514

Population outlook (St. Francis County) Hauer SSP2

• Today (2025): 24,387 people
• By 2030: 23,269 · -4.6%
• By 2040: 21,122 · -13.4%
• By 2050: 19,281 · -20.9%
• By 2075: 15,222 · -37.6%
• By 2100: 11,449 · -53.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (62%)
• Race & ethnicity: Black 62% White 32% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · St. Francis

• 2024 margin: Toss-up / Even · D 49.4% · R 48.6% · Other 2.0%
• 2008→2024 swing: -15.8pp toward R · 2008: 16.5pp · 2024: 0.7pp
• All cycles: 2024: D+0.7 2020: D+5.1 2016: D+11.3 2012: D+17.0 2008: D+16.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.86%
• Current HPI: 133.8115
• 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

+116.2% since first listed

5 events — show timeline

• 2026-05-11 Pending — CARMLS
• 2025-12-23 Relisted — CARMLS
• 2025-12-22 Listing Removed — CARMLS
• 2025-11-14 Listed $80,000 CARMLS
• 1983-03-01 Sold (Public Records) $37,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $442 · +5.3% YoY. Source: county tax records.