203 Mcclamrock · Portia, AR 72457

$65,000

3 bd · 2.5 ba · 1,830 sqft · SingleFamily public records · 469 Days on market

$36/sqft · 8% above area Est $60k · 8% over ↓ 35% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• ARV discount +3.8/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Lots of room to move around in the house! It is in need of a little love, but it has great potential of being a beautiful home. There is one bedroom, and 2 full bathrooms on the main level, and 2 bedrooms with a half bath on the upper level. There is a large utility room just off of the dining room, which has enough room to be used as a pantry as well. This house has a lot of charcter, and is ready for you to make it your home.

Key facts

• Listed 469 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#405 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Lawrence County School District (town): math 24% / reading 25% proficiency, ranked #188 of 238 in AR (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Walnut Ridge Elementary School (math 26% / reading 20%, grade F, #363 of 454 statewide, top 80%, 580 students, 58% FRL); Walnut Ridge High School (math 21% / reading 30%, grade F, #182 of 292 statewide, top 63%, 462 students, 45% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: 2 active listings in the ZIP; 63 units permitted in Lawrence County in 2024 (15 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $2k appreciation (3.0% local appreciation)).
• Lawrence County population projected at -23% 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 469 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $35k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 469 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
5. 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?
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: 1.75% ✓
• Cap rate: 15.24%
• Cash-on-cash: 31.96%
• DSCR: 2.42
• GRM: 4.8

CMA / ARV

• ARV (median comp): $60,000
• List price: $65,000
• Delta: 8.33%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Mcclamrock	0.00mi	3/2.5	1,830 (0%)	1mo	$60,000	$33	99
203 S Mcclam Rock St S	0.02mi	3/3.5	1,830 (0%)	1mo	$60,000	$33	94

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: 37.7%
• Equity multiple: 3.13×
• Total profit: $38,700
• Equity at exit: $29,227

10-year hold

• IRR: 37.8%
• Equity multiple: 6.19×
• Total profit: $94,503
• Equity at exit: $45,042

Cash invested: $18,200 (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 72457

• Active inventory: 2
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,138 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$46 /mo · $552/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $485

Break-even live

Break-even rent $524

Max offer price $65,000

Occupancy floor 52%

Sensitivity live

Price	-10% $522	-5% $503	+0% $485	+5% $466	+10% $448
Rent	-10% $395	-5% $440	+0% $485	+5% $530	+10% $575
Rate	-1.0pp $517	-0.5pp $501	base $485	+0.5pp $468	+1.0pp $451

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-08
   status Under Contract 431-char remark

   Show marketing remark (431 chars)

   Lots of room to move around in the house! It is in need of a little love, but it has great potential of being a beautiful home. There is one bedroom, and 2 full bathrooms on the main level, and 2 bedrooms with a half bath on the upper level. There is a large utility room just off of the dining room, which has enough room to be used as a pantry as well. This house has a lot of charcter, and is ready for you to make it your home.

2. 2025-11-17
   status Back on Market 431-char remark

   Show marketing remark (431 chars)

   Lots of room to move around in the house! It is in need of a little love, but it has great potential of being a beautiful home. There is one bedroom, and 2 full bathrooms on the main level, and 2 bedrooms with a half bath on the upper level. There is a large utility room just off of the dining room, which has enough room to be used as a pantry as well. This house has a lot of charcter, and is ready for you to make it your home.

3. 2025-11-16
   historical 431-char remark

   Show marketing remark (431 chars)

   Lots of room to move around in the house! It is in need of a little love, but it has great potential of being a beautiful home. There is one bedroom, and 2 full bathrooms on the main level, and 2 bedrooms with a half bath on the upper level. There is a large utility room just off of the dining room, which has enough room to be used as a pantry as well. This house has a lot of charcter, and is ready for you to make it your home.

4. 2025-08-25
   status Back on Market 431-char remark

   Show marketing remark (431 chars)

   Lots of room to move around in the house! It is in need of a little love, but it has great potential of being a beautiful home. There is one bedroom, and 2 full bathrooms on the main level, and 2 bedrooms with a half bath on the upper level. There is a large utility room just off of the dining room, which has enough room to be used as a pantry as well. This house has a lot of charcter, and is ready for you to make it your home.

5. 2025-06-16
   status Under Contract 431-char remark

   Show marketing remark (431 chars)

   Lots of room to move around in the house! It is in need of a little love, but it has great potential of being a beautiful home. There is one bedroom, and 2 full bathrooms on the main level, and 2 bedrooms with a half bath on the upper level. There is a large utility room just off of the dining room, which has enough room to be used as a pantry as well. This house has a lot of charcter, and is ready for you to make it your home.

6. 2025-05-30
   price $65,000 431-char remark

   Show marketing remark (431 chars)

   Lots of room to move around in the house! It is in need of a little love, but it has great potential of being a beautiful home. There is one bedroom, and 2 full bathrooms on the main level, and 2 bedrooms with a half bath on the upper level. There is a large utility room just off of the dining room, which has enough room to be used as a pantry as well. This house has a lot of charcter, and is ready for you to make it your home.

7. 2025-05-29
   status Price Change 431-char remark

   Show marketing remark (431 chars)

   Lots of room to move around in the house! It is in need of a little love, but it has great potential of being a beautiful home. There is one bedroom, and 2 full bathrooms on the main level, and 2 bedrooms with a half bath on the upper level. There is a large utility room just off of the dining room, which has enough room to be used as a pantry as well. This house has a lot of charcter, and is ready for you to make it your home.

8. 2025-05-06
   historical 431-char remark

   Show marketing remark (431 chars)

   Lots of room to move around in the house! It is in need of a little love, but it has great potential of being a beautiful home. There is one bedroom, and 2 full bathrooms on the main level, and 2 bedrooms with a half bath on the upper level. There is a large utility room just off of the dining room, which has enough room to be used as a pantry as well. This house has a lot of charcter, and is ready for you to make it your home.

9. 2025-04-18
   status Back on Market 431-char remark

   Show marketing remark (431 chars)

   Lots of room to move around in the house! It is in need of a little love, but it has great potential of being a beautiful home. There is one bedroom, and 2 full bathrooms on the main level, and 2 bedrooms with a half bath on the upper level. There is a large utility room just off of the dining room, which has enough room to be used as a pantry as well. This house has a lot of charcter, and is ready for you to make it your home.

10. 2025-04-17
    historical 431-char remark

    Show marketing remark (431 chars)

    Lots of room to move around in the house! It is in need of a little love, but it has great potential of being a beautiful home. There is one bedroom, and 2 full bathrooms on the main level, and 2 bedrooms with a half bath on the upper level. There is a large utility room just off of the dining room, which has enough room to be used as a pantry as well. This house has a lot of charcter, and is ready for you to make it your home.

11. 2024-12-05
    price $90,000 431-char remark

    Show marketing remark (431 chars)

    Lots of room to move around in the house! It is in need of a little love, but it has great potential of being a beautiful home. There is one bedroom, and 2 full bathrooms on the main level, and 2 bedrooms with a half bath on the upper level. There is a large utility room just off of the dining room, which has enough room to be used as a pantry as well. This house has a lot of charcter, and is ready for you to make it your home.

12. 2024-10-16
    listed $100,000 New Listing 431-char remark

    Show marketing remark (431 chars)

    Lots of room to move around in the house! It is in need of a little love, but it has great potential of being a beautiful home. There is one bedroom, and 2 full bathrooms on the main level, and 2 bedrooms with a half bath on the upper level. There is a large utility room just off of the dining room, which has enough room to be used as a pantry as well. This house has a lot of charcter, and is ready for you to make it your home.

ⓘ 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: $552 · $46/mo
• Projected year-2 tax: $552 · $46/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: $13,651
• − Mortgage interest: −$3,641
• − Property taxes: −$552
• − Insurance: −$325
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$1,891
• Taxable income: $5,058
• Est. tax owed @ 24.0%: −$1,214
• After-tax cash flow: $4,603/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: Lawrence County School District
• NCES district ID: 0500082
• Math proficiency: 24% ▼ -21.00%
• Reading proficiency: 25% ▼ -13.00%
• Median HH income: $34,340
• Composite: 20.15/100
• National rank: #8637
• State rank: #188 of 238 in AR

Livability — Portia

• Score: 55/100
• State rank: #405
• US rank: #23385

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Portia, AR
• City population: 170
• Population (ZIP): 170

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 15,453 people
• By 2030: 14,697 · -4.9%
• By 2040: 13,247 · -14.3%
• By 2050: 11,937 · -22.8%
• By 2075: 9,466 · -38.7%
• By 2100: 7,441 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99% Two or more races 1%
• Common ancestry: Iranian 4% Serbian 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+64.0) · D 16.9% · R 81.0% · Other 2.1%
• 2008→2024 swing: -43.1pp toward R · 2008: -20.9pp · 2024: -64.0pp
• All cycles: 2024: R+64.0 2020: R+59.6 2016: R+49.8 2012: R+31.6 2008: R+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-35.0% since first listed

12 events — show timeline

• 2026-05-08 Pending — CARMLS
• 2025-11-17 Relisted — CARMLS
• 2025-11-16 Listing Removed — CARMLS
• 2025-08-25 Relisted — CARMLS
• 2025-06-16 Pending — CARMLS
• 2025-05-30 Price Changed $65,000 CARMLS
• 2025-05-29 Relisted — CARMLS
• 2025-05-06 Listing Removed — CARMLS
• 2025-04-18 Relisted — CARMLS
• 2025-04-17 Listing Removed — CARMLS
• 2024-12-05 Price Changed $90,000 CARMLS
• 2024-10-16 Listed $100,000 CARMLS

Property tax history

+27.5%/yr

Latest (2025): $552 · +8.3% YoY. Source: county tax records.