506 Home St · Marked Tree, AR 72365

$124,900

4 bd · 2.0 ba · 1,607 sqft · SingleFamily public records · 60 Days on market

Built 1944 0.26 ac lot $78/sqft · 26% above area Est $187k · 33% under

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Why this score? — see what drove the C+ 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 +17.3/30.0
• ARV discount +15.0/15.0
• Appreciation +7.9/10.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity awaits at 506 Home St. in Marked Tree! This spacious 4-bedroom, 2-bath home offers 3,029 appraiser-verified square feet and endless potential for the right buyer. Built in 1944, the property is full of character and ready for an investor or renovator looking to bring it back to life. Inside, you'll find a flexible layout that includes a second living area currently being used as a 5th bedroom, providing plenty of space to reimagine and customize. Enjoy the added charm of a screened-in porchperfect for relaxing evenings. Whether you're looking for your next investment project or a property with room to transform, this one is packed with possibilities!

Key facts

• Screened-in porch
• Flexible layout
• Detached

Tags

• SCREENED-IN PORCH
• FLEXIBLE LAYOUT
• DETACHED

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (3.3% below list).
• Recommended offer: $121k (3.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#243 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A, housing B+; Watch: schools D-, amenities F, commute F.
• Marked Tree School District (rural): math 33% / reading 28% proficiency, ranked #155 of 238 in AR (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 18 active listings in the ZIP; 67 units permitted in Poinsett County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($864 loan paydown + $7k appreciation (5.9% local appreciation)).
• Poinsett County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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.
• Current owner paid $23k; list at $125k implies a 443% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,802 (3.3% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.13%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (median comp): $187,373
• List price: $124,900
• Delta: -33.34%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
514 7th St	0.36mi	3/1.5 (-1)	1,532 (-5%)	5mo	$149,900	$98	64
504 Saint Francis St	0.08mi	3/1.0 (-1)	1,365 (-15%)	11mo	$129,000	$95	53
106 Woody St	0.67mi	3/2.5 (-1)	1,653 (+3%)	15mo	$80,000	$48	44

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

Projected returns pro-forma

5.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.7%
• Equity multiple: 2.17×
• Total profit: $41,058
• Equity at exit: $77,636

10-year hold

• IRR: 17.4%
• Equity multiple: 4.33×
• Total profit: $116,482
• Equity at exit: $140,034

Cash invested: $34,972 (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 72365

• Home prices YoY: 4.2%
• Active inventory: 18
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,208 medium
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,874/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $91

Break-even live

Break-even rent $1,093

Max offer price $124,900

Occupancy floor 87%

Sensitivity live

Price	-10% $177	-5% $134	+0% $91	+5% $48	+10% $5
Rent	-10% $-4	-5% $43	+0% $91	+5% $139	+10% $187
Rate	-1.0pp $154	-0.5pp $123	base $91	+0.5pp $59	+1.0pp $26

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $124,900 Active 60 DOM
2. 2026-06-19
   days on market $124,900 Active 58 DOM
3. 2026-06-18
   days on market $124,900 Active 57 DOM
4. 2026-06-17
   days on market $124,900 Active 56 DOM
5. 2026-06-16
   days on market $124,900 Active 55 DOM
6. 2026-06-15
   days on market $124,900 Active 54 DOM
7. 2026-06-14
   days on market $124,900 Active 52 DOM
8. 2026-06-12
   days on market $124,900 Active 51 DOM
9. 2026-06-09
   days on market $124,900 Active 48 DOM
10. 2026-06-08
    days on market $124,900 Active 47 DOM
11. 2026-06-07
    days on market $124,900 Active 46 DOM
12. 2026-06-07
    days on market $124,900 Active 45 DOM
13. 2026-06-04
    days on market $124,900 Active 42 DOM
14. 2026-06-02
    days on market $124,900 Active 41 DOM
15. 2026-06-01
    days on market $124,900 Active 40 DOM
16. 2026-05-31
    days on market $124,900 Active 39 DOM
17. 2026-05-31
    days on market $124,900 Active 38 DOM
18. 2026-04-22
    listed $124,900 New Listing 670-char remark

    Show marketing remark (670 chars)

    Opportunity awaits at 506 Home St. in Marked Tree! This spacious 4-bedroom, 2-bath home offers 3,029 appraiser-verified square feet and endless potential for the right buyer. Built in 1944, the property is full of character and ready for an investor or renovator looking to bring it back to life. Inside, you'll find a flexible layout that includes a second living area currently being used as a 5th bedroom, providing plenty of space to reimagine and customize. Enjoy the added charm of a screened-in porchperfect for relaxing evenings. Whether you're looking for your next investment project or a property with room to transform, this one is packed with possibilities!

19. 2026-04-22
    listed $124,900 Active 670-char remark

    Show marketing remark (670 chars)

    Opportunity awaits at 506 Home St. in Marked Tree! This spacious 4-bedroom, 2-bath home offers 3,029 appraiser-verified square feet and endless potential for the right buyer. Built in 1944, the property is full of character and ready for an investor or renovator looking to bring it back to life. Inside, you'll find a flexible layout that includes a second living area currently being used as a 5th bedroom, providing plenty of space to reimagine and customize. Enjoy the added charm of a screened-in porchperfect for relaxing evenings. Whether you're looking for your next investment project or a property with room to transform, this one is packed with possibilities!

20. 2017-04-14
    soldstatus $23,000
21. 2017-04-14
    soldstatus $23,000
22. 2017-04-14
    soldstatus $23,000
23. 2016-09-21
    listed $39,900
24. 2016-09-21
    listed $39,900

ⓘ 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 FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $14,496
• − Mortgage interest: −$6,996
• − Property taxes: −$1,874
• − Insurance: −$624
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$3,633
• Taxable loss: −$951
• Est. tax savings @ 24.0%: +$228
• After-tax cash flow: $1,322/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: Marked Tree School District
• NCES district ID: 0509420
• Math proficiency: 33% ▼ -7.00%
• Reading proficiency: 28% ▼ -6.00%
• Median HH income: $31,151
• Composite: 24.85/100
• National rank: #7588
• State rank: #155 of 238 in AR

Livability — Marked Tree

• Score: 61/100
• State rank: #243
• US rank: #17926

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marked Tree, AR
• Population (ZIP): 2,542

Population outlook (Poinsett County) Hauer SSP2

• Today (2025): 22,998 people
• By 2030: 22,356 · -2.8%
• By 2040: 21,150 · -8.0%
• By 2050: 20,035 · -12.9%
• By 2075: 17,745 · -22.8%
• By 2100: 15,358 · -33.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 11% Two or more races 9% Hispanic / Latino 7% Native American 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Serbian 1% Iranian 1%
• Foreign-born: 3% · Canada, Guatemala
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Poinsett

• 2024 margin: Solid R (+63.5) · D 17.4% · R 81.0% · Other 1.6%
• 2008→2024 swing: -36.3pp toward R · 2008: -27.2pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+59.8 2016: R+24.1 2012: R+34.2 2008: R+27.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.89%
• Current HPI: 146.5715
• 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

+213.0% since first listed

7 events — show timeline

• 2026-04-22 Listed $124,900 NEABOR MLS
• 2026-04-22 Listed $124,900 CARMLS
• 2017-04-14 Sold (Public Records) $23,000 Public Records
• 2017-04-14 Sold (MLS) $23,000 CARMLS
• 2017-04-14 Sold (MLS) $23,000 NEABOR MLS
• 2016-09-21 Listed $39,900 CARMLS
• 2016-09-21 Listed $39,900 NEABOR MLS

Property tax history

+8.3%/yr

Latest (2025): $201 · -74.9% YoY. Source: county tax records.