607 Spruce St · Van Buren, AR 72956

$1

3 bd · 2.5 ba · 2,035 sqft · SingleFamily public records · 40 Days on market

Average condition 0.32 ac lot

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Why this score? — see what drove the F 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 +8.6/30.0
• ARV discount +7.5/15.0
• Rent growth +3.7/5.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Condition / age +2.8/5.0
• 1% rule +2.7/10.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Auction 5/5/26 @ 10 am. This lovely brick home offers approximately 2,035 square feet of comfortable living space, featuring three bedrooms and two and a half bathrooms. The interior is highlighted by a cozy wood-burning fireplace and the added security of a built-in safe room. Recent upgrades include new vinyl windows, while the exterior provides a double garage, a covered back porch, and a fenced backyard. Located in a prime area, the property also includes a 10’x12' storage building for extra convenience.

Key facts

• Built in safe room
• Storage building
• New vinyl windows

Tags

• WOOD BURNING FIREPLACE
• BUILT IN SAFE ROOM
• NEW VINYL WINDOWS
• COVERED BACK PORCH
• FENCED BACKYARD
• STORAGE BUILDING

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $209,336 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $1. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $-181 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $1).
• Cap rate 5.3% vs local median 3.9% in Van Buren — 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 69/100 on livability (#75 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D, crime D-, amenities F.
• Van Buren School District (suburban): math 41% / reading 41% proficiency, ranked #62 of 238 in AR (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.8%/yr); 247 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 47 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Crawford County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 314003.3% of price.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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?
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: 0.77% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.71%
• DSCR: 0.84
• GRM: 10.9

CMA / ARV

• ARV (median comp): $209,336
• List price: $1
• Delta: -100.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
607 Spruce St	0.00mi	3/2.5	2,035 (0%)	0mo	$198,000	$97	100
603 Spruce St	0.04mi	3/2.0	2,140 (+5%)	7mo	$271,000	$127	82
1509 N 11th St	0.37mi	3/2.0	2,008 (-1%)	0mo	$255,000	$127	78
1108 N 9th St	0.30mi	3/2.0	1,983 (-3%)	7mo	$247,500	$125	74
1416 N 10th St	0.26mi	3/2.5	2,148 (+6%)	12mo	$274,900	$128	69
907 N 9th St	0.40mi	3/2.0	1,781 (-12%)	2mo	$190,000	$107	56
1502 N 10th St	0.31mi	3/2.0	1,751 (-14%)	7mo	$249,900	$143	54
101 Prospect Ave	0.72mi	3/2.0	1,938 (-5%)	4mo	$208,000	$107	53
1113 N 8th St	0.18mi	4/2.0 (+1)	2,317 (+14%)	11mo	$238,000	$103	52
817 Arkansas St	0.46mi	3/2.0	1,804 (-11%)	7mo	$240,000	$133	52
1100 Murta St	0.65mi	3/2.0	2,227 (+9%)	2mo	$234,702	$105	50
1206 Blueberry Hill St	0.73mi	3/2.0	2,174 (+7%)	10mo	$268,000	$123	44

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 · 4.76% rent growth · sell at horizon

5-year hold

• IRR: -20.6%
• Equity multiple: 0.27×
• Total profit: $-42,544
• Equity at exit: $31,213

10-year hold

• IRR: -10.3%
• Equity multiple: 0.33×
• Total profit: $-39,520
• Equity at exit: $18,100

Cash invested: $58,614 (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 72956

• Rents YoY: 4.8%
• Active inventory: 247

Monthly cashflow live

• Estimated rent: $1,602 medium
• Mortgage (P&I): −$1,098
• Tax est. 1.5%: −$262 /mo · $3,140/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $-181

Break-even live

Break-even rent $1,831

Max offer price $183,133

Occupancy floor —

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: $52,334
• Closing costs: $6,280
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 Elfen Glen St Van Buren, AR	3.0	2.0	1800	$1,625	$0.90	13d	1	0.69mi
506 Jenny Wren St Van Buren, AR	3.0	2.0	1909	$1,800	$0.94	44d	1	0.80mi
927 Skyline Dr Van Buren, AR	4.0	2.5	2511	$2,100	$0.84	21d	1	1.37mi
1518 Northridge Dr E Apt B Van Buren, AR	3.0	2.5	1616	$1,475	$0.91	13d	1	1.40mi

Listing history 4 events

1. 2026-05-12
   status Pending 519-char remark

   Show marketing remark (519 chars)

   Auction 5/5/26 @ 10 am. This lovely brick home offers approximately 2,035 square feet of comfortable living space, featuring three bedrooms and two and a half bathrooms. The interior is highlighted by a cozy wood-burning fireplace and the added security of a built-in safe room. Recent upgrades include new vinyl windows, while the exterior provides a double garage, a covered back porch, and a fenced backyard. Located in a prime area, the property also includes a 10’x12' storage building for extra convenience.

2. 2026-03-30
   listed $1 Active 519-char remark

   Show marketing remark (519 chars)

   Auction 5/5/26 @ 10 am. This lovely brick home offers approximately 2,035 square feet of comfortable living space, featuring three bedrooms and two and a half bathrooms. The interior is highlighted by a cozy wood-burning fireplace and the added security of a built-in safe room. Recent upgrades include new vinyl windows, while the exterior provides a double garage, a covered back porch, and a fenced backyard. Located in a prime area, the property also includes a 10’x12' storage building for extra convenience.

3. 2002-10-11
   soldstatus $109,000
4. 1982-06-23
   soldstatus $56,000

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,224
• − Mortgage interest: −$11,726
• − Property taxes: −$3,140
• − Insurance: −$1,047
• − Repairs & maintenance: −$1,538
• − Management: −$1,538
• − Depreciation: −$6,090
• Taxable loss: −$5,854
• Est. tax savings @ 24.0%: +$1,405
• After-tax cash flow: $-768/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 · 28 photos

Average 55/100 Moderate rehab

This single-family home requires moderate renovations to improve its condition and increase its resale and rental value. The kitchen and bathrooms are in poor condition and need major repairs, while the exterior and landscaping are in average condition.

Repairs flagged

• Major kitchen cabinets — dated and worn
• Major kitchen appliances — dated and worn
• Major bathroom fixtures — dated and worn
• Major bathroom tile — dated and worn
• Major kitchen flooring — dated and worn
• Major bathroom flooring — dated and worn

Value-add opportunities

• Resale paint interior walls — fresh paint enhances curb appeal
• Resale replace kitchen cabinets and appliances — new cabinets and appliances improve functionality and aesthetics
• Resale replace bathroom fixtures and tile — new fixtures and tile improve functionality and aesthetics
• Resale replace kitchen flooring — new flooring improves functionality and aesthetics
• Resale replace bathroom flooring — new flooring improves functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Major	$15,000–50,000
kitchen appliances · dated and worn	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
bathroom tile · dated and worn	Major	$15,000–50,000
kitchen flooring · dated and worn	Major	$15,000–50,000
bathroom flooring · dated and worn	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale paint interior walls — fresh paint enhances curb appeal ↑
• Resale replace kitchen cabinets and appliances — new cabinets and appliances improve functionality and aesthetics ↑
• Resale replace bathroom fixtures and tile — new fixtures and tile improve functionality and aesthetics ↑
• Resale replace kitchen flooring — new flooring improves functionality and aesthetics ↑
• Resale replace bathroom flooring — new flooring improves functionality and aesthetics ↑

ⓘ 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: Van Buren School District
• NCES district ID: 0513410
• Math proficiency: 41% ▼ -8.00%
• Reading proficiency: 41% ▼ -4.00%
• Median HH income: $40,350
• Composite: 34.41/100
• National rank: #5201
• State rank: #62 of 238 in AR

Livability — Van Buren

• Score: 69/100
• State rank: #75
• US rank: #8898

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Van Buren, AR
• County: Crawford County · 34,546 people
• City population: 34,546
• Metro: Fort Smith, AR-OK
• Population (ZIP): 34,546
• Household income: $62,988
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 571.0

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 62,108 people
• By 2030: 61,519 · -0.9%
• By 2040: 59,735 · -3.8%
• By 2050: 57,521 · -7.4%
• By 2075: 53,143 · -14.4%
• By 2100: 49,596 · -20.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 12% Two or more races 11% Asian 2% Native American 1% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+58.2) · D 19.9% · R 78.1% · Other 2.0%
• 2008→2024 swing: -12.1pp toward R · 2008: -46.0pp · 2024: -58.2pp
• All cycles: 2024: R+58.2 2020: R+56.7 2016: R+55.0 2012: R+49.9 2008: R+46.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -156.05%
• Current HPI: 221.3066
• Rent YoY: ▲ 4.76%
• Metro: Fort Smith, AR-OK
• 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

+94.6% since first listed

4 events — show timeline

• 2026-05-12 Pending — WRVBOR
• 2026-03-30 Listed $1 WRVBOR
• 2002-10-11 Sold (Public Records) $109,000 Public Records
• 1982-06-23 Sold (Public Records) $56,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,373 · +0.0% YoY. Source: county tax records.