578 Jenkins St · Camden, AR 71701

$24,000

3 bd · 1.5 ba · 1,310 sqft · SingleFamily public records · 21 Days on market

Built 1945 0.32 ac lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very solid built 3 bedroom 1.5 bath home waiting for its new family to call it home. 1 car garage and a nice spacious yard for the kids or 4 legged mates to play! Lot size, year built, and square footage taken from courthouse records.

Key facts

• 0.32 acre lot
• Parking
• Built 1945

Property features AI

Finance

• Other: Lot size approximately 0.32 acres

Exterior

• Parking: Carport for 1 car
• Utilities: Public sewer; Public water; Municipal electric (Entergy); Natural gas
• Home design: Single-family property
• Construction: Wood construction; Piers foundation; Composition roof
• Exterior features: Wood exterior; Composition roof; Paved road access; Sloped lot; Located inside city limits

Interior

• Kitchen: Free-standing stove; Microwave; Refrigerator stays
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Gas space heater
• Interior features: Carpet and vinyl flooring; Free-standing stove, microwave, and refrigerator (stays)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $24k.

Deal economics

• At list price, monthly cash flow is $907 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $24k).
• Recommended offer: $24k (1.5% below list) — sets the bar for market timing.
• Cap rate 51.7% vs local median 4.9% in Camden — 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 57/100 on livability (#364 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Camden Fairview School District (town): math 9% / reading 15% proficiency, ranked #229 of 238 in AR (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 131 active listings in the ZIP; 18 units permitted in Ouachita County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $166 of loan paydown is wiped out by about $720 of value loss. Plan a longer hold.
• Ouachita County population projected at -33% 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $23,640 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 5.63% ✓
• Cap rate: 51.65%
• Cash-on-cash: 161.99%
• DSCR: 8.21
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $145,410
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2526 Williams St	0.07mi	2/2.0 (-1)	1,232 (-6%)	7mo	$110,000	$89	74
2585 Warren Ave	0.25mi	3/1.0	1,344 (+3%)	14mo	$163,000	$121	70
719 Waco St	0.27mi	3/2.0	1,422 (+8%)	1mo	$158,500	$111	70
547 Pierce St	0.35mi	3/2.0	1,247 (-5%)	11mo	$150,000	$120	64
802 Waco St	0.37mi	2/2.0 (-1)	1,200 (-8%)	1mo	$166,800	$139	61
538 Pierce St	0.38mi	3/2.0	1,475 (+13%)	1mo	$42,000	$28	59
1084 Caddo	0.70mi	3/2.0	1,320 (+1%)	7mo	$139,000	$105	59
2240 Avon Ave	0.31mi	3/2.0	1,494 (+14%)	3mo	$139,900	$94	57
2323 Dover St	0.26mi	2/1.0 (-1)	1,120 (-14%)	5mo	$5,000	$4	53
2750 Mimosa Ave	0.52mi	3/2.0	1,496 (+14%)	2mo	$175,000	$117	48
1081 Caddo St	0.71mi	3/2.0	1,427 (+9%)	5mo	$185,000	$130	46
610 North St	0.51mi	3/2.0	1,461 (+12%)	16mo	$100,000	$68	42

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: —
• Equity multiple: 9.02×
• Total profit: $53,905
• Equity at exit: $3,578

10-year hold

• IRR: —
• Equity multiple: 19.07×
• Total profit: $121,406
• Equity at exit: $2,075

Cash invested: $6,720 (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 71701

• Home prices YoY: -20.5%
• Active inventory: 131
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,351 medium
• Mortgage (P&I): −$126
• Tax from tax record: −$24 /mo · $289/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $907

Break-even live

Break-even rent $202

Max offer price $24,000

Occupancy floor 28%

Sensitivity live

Price	-10% $921	-5% $914	+0% $907	+5% $900	+10% $894
Rent	-10% $800	-5% $854	+0% $907	+5% $961	+10% $1,014
Rate	-1.0pp $919	-0.5pp $913	base $907	+0.5pp $901	+1.0pp $895

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: $6,000
• Closing costs: $720
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-17
   status $24,000 Under Contract 21 DOM
2. 2026-06-16
   days on market $24,000 Active 21 DOM
3. 2026-06-15
   days on market $24,000 Active 20 DOM
4. 2026-06-14
   days on market $24,000 Active 18 DOM
5. 2026-06-12
   days on market $24,000 Active 17 DOM
6. 2026-06-09
   days on market $24,000 Active 14 DOM
7. 2026-06-08
   days on market $24,000 Active 13 DOM
8. 2026-06-07
   days on market $24,000 Active 12 DOM
9. 2026-06-05
   days on market $24,000 Active 10 DOM
10. 2026-06-04
    days on market $24,000 Active 8 DOM
11. 2026-06-02
    statusdays on market $24,000 Active 7 DOM
12. 2026-06-01
    days on market $24,000 New Listing 6 DOM
13. 2026-05-31
    days on market $24,000 New Listing 5 DOM
14. 2026-05-31
    days on market $24,000 New Listing 4 DOM
15. 2026-05-24
    listed $24,000 New Listing
16. 2023-10-02
    soldstatus $65,000
17. 2023-09-28
    soldstatus $65,000 Sold 236-char remark

    Show marketing remark (236 chars)

    Very solid built 3 bedroom 1.5 bath home waiting for its new family to call it home. 1 car garage and a nice spacious yard for the kids or 4 legged mates to play! Lot size, year built, and square footage taken from courthouse records.

18. 2023-08-09
    status Under Contract 236-char remark

    Show marketing remark (236 chars)

    Very solid built 3 bedroom 1.5 bath home waiting for its new family to call it home. 1 car garage and a nice spacious yard for the kids or 4 legged mates to play! Lot size, year built, and square footage taken from courthouse records.

19. 2022-08-22
    listed $68,000 New Listing 236-char remark

    Show marketing remark (236 chars)

    Very solid built 3 bedroom 1.5 bath home waiting for its new family to call it home. 1 car garage and a nice spacious yard for the kids or 4 legged mates to play! Lot size, year built, and square footage taken from courthouse records.

ⓘ 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: $289 · $24/mo
• Projected year-2 tax: $289 · $24/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $16,209
• − Mortgage interest: −$1,344
• − Property taxes: −$289
• − Insurance: −$120
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$698
• Taxable income: $11,164
• Est. tax owed @ 24.0%: −$2,679
• After-tax cash flow: $8,207/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: Camden Fairview School District
• NCES district ID: 0506060
• Math proficiency: 9% ▼ -16.00%
• Reading proficiency: 15% ▼ -12.00%
• Median HH income: $30,854
• Composite: 9.43/100
• National rank: #9853
• State rank: #229 of 238 in AR

Livability — Camden

• Score: 57/100
• State rank: #364
• US rank: #22245

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Camden, AR
• City population: 17,883
• Population (ZIP): 17,883

Population outlook (Ouachita County) Hauer SSP2

• Today (2025): 21,485 people
• By 2030: 19,947 · -7.2%
• By 2040: 16,990 · -20.9%
• By 2050: 14,431 · -32.8%
• By 2075: 10,003 · -53.4%
• By 2100: 7,418 · -65.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 53% Black 39% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Ouachita

• 2024 margin: R (+19.1) · D 39.5% · R 58.6% · Other 1.8%
• 2008→2024 swing: -8.2pp toward R · 2008: -10.9pp · 2024: -19.1pp
• All cycles: 2024: R+19.1 2020: R+13.5 2016: R+10.4 2012: R+8.6 2008: R+10.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.10%
• Current HPI: 171.0106
• 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

-64.7% since first listed

5 events — show timeline

• 2026-05-24 Listed $24,000 CARMLS
• 2023-10-02 Sold (Public Records) $65,000 Public Records
• 2023-09-28 Sold (MLS) $65,000 CARMLS
• 2023-08-09 Pending — CARMLS
• 2022-08-22 Listed $68,000 CARMLS

Property tax history

-0.8%/yr

Latest (2025): $289 · +10.0% YoY. Source: county tax records.