114 Woodruff 421 · McCrory, AR 72101

$85,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily · 97 Days on market

Built 2024 Good condition 0.26 ac lot $82/sqft · 20% below area Est $106k · 20% 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 +24.2/30.0
• ARV discount +15.0/15.0
• Appreciation +8.1/10.0
• DSCR +7.8/10.0
• 1% rule +6.3/10.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Built in 2024, this 1040 sqft home has 3 bedrooms and 1 full bath which also houses the laundry hook-ups for full size washer and dryer. There is laminate flooring throughout the kitchen, living room, and bedrooms and vinyl flooring in the bathroom/laundry. Tin backsplash tiles add character and functional design between the upper and lower neutral wood cabinetry in the kitchen and atop the vanity in the bathroom that features a low-threshold walk-in shower with sliding glass doors. Exterior features include a concrete parking pad, sidewalk, and covered entry.

Key facts

• 0.26 acre lot
• Parking
• Built 2024

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($958 rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#86 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.
• Mccrory School District (rural): math 41% / reading 46% proficiency, ranked #50 of 238 in AR (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 2 units permitted in Woodruff County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($588 loan paydown + $5k appreciation (6.3% local appreciation)).
• Woodruff County population projected at -36% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.3% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

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 $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.13% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.52%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (median comp): $105,977
• List price: $85,000
• Delta: -19.79%
• Verdict: UNDERPRICED
• Comps: 9 within 2.0 mi

Projected returns pro-forma

6.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.0%
• Equity multiple: 2.54×
• Total profit: $36,631
• Equity at exit: $54,825

10-year hold

• IRR: 21.7%
• Equity multiple: 5.16×
• Total profit: $99,018
• Equity at exit: $100,646

Cash invested: $23,800 (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 72101

• Home prices YoY: 4.0%
• Active inventory: 6
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $958 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $169

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 77%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-31
   days on market $85,000 Active 97 DOM
2. 2026-05-31
   days on market $85,000 Active 96 DOM
3. 2026-02-23
   listed $85,000 New Listing 566-char remark

   Show marketing remark (566 chars)

   Built in 2024, this 1040 sqft home has 3 bedrooms and 1 full bath which also houses the laundry hook-ups for full size washer and dryer. There is laminate flooring throughout the kitchen, living room, and bedrooms and vinyl flooring in the bathroom/laundry. Tin backsplash tiles add character and functional design between the upper and lower neutral wood cabinetry in the kitchen and atop the vanity in the bathroom that features a low-threshold walk-in shower with sliding glass doors. Exterior features include a concrete parking pad, sidewalk, and covered entry.

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $11,491
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$919
• − Management: −$919
• − Depreciation: −$2,473
• Taxable income: $718
• Est. tax owed @ 24.0%: −$172
• After-tax cash flow: $1,856/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This 2024-built home is in good condition with laminate and vinyl flooring, new siding, and a concrete parking pad. It's ready for move-in and would benefit from a fresh coat of paint and landscaping.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and value
• Both Upgrading the air conditioning unit — Improves comfort and energy efficiency
• Both Landscaping the front yard — Enhances curb appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and value ↑
• Both Upgrading the air conditioning unit — Improves comfort and energy efficiency ↑
• Both Landscaping the front yard — Enhances curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Mccrory School District
• NCES district ID: 0509600
• Math proficiency: 41% ▼ -10.00%
• Reading proficiency: 46% ▼ -13.00%
• Median HH income: $34,540
• Composite: 35.91/100
• National rank: #4807
• State rank: #50 of 238 in AR

Livability — McCrory

• Score: 68/100
• State rank: #86
• US rank: #9640

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McCrory, AR
• Population (ZIP): 3,192

Population outlook (Woodruff County) Hauer SSP2

• Today (2025): 5,710 people
• By 2030: 5,209 · -8.8%
• By 2040: 4,329 · -24.2%
• By 2050: 3,663 · -35.8%
• By 2075: 2,831 · -50.4%
• By 2100: 2,577 · -54.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 14% Two or more races 2%
• Common ancestry: Iranian 1% Romanian 1% Italian 1%

Political lean MEDSL · Woodruff

• 2024 margin: Solid R (+32.5) · D 32.8% · R 65.3% · Other 1.9%
• 2008→2024 swing: -39.9pp toward R · 2008: 7.5pp · 2024: -32.5pp
• All cycles: 2024: R+32.5 2020: R+27.8 2016: R+8.9 2012: D+4.2 2008: D+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.26%
• Current HPI: 164.5815
• 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

• 2026-02-23 Listed $85,000 CARMLS