429 East St · Forrest City, AR 72335

$75,000

3 bd · 1.5 ba · 1,176 sqft · SingleFamily public records · 791 Days on market

Built 1932 0.50 ac lot $64/sqft · 11% above area

---

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
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.6/10.0
• Schools +0.9/10.0

Listing remarks MLS

Check out this great home in Forrest City! This home features three bedrooms, three full bathrooms, formal dining room, large kitchen, and a spacious living area.

Key facts

• Formal dining room
• Spacious living area
• Large kitchen

Tags

• FORMAL DINING ROOM
• LARGE KITCHEN
• SPACIOUS LIVING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 9.6% in Forrest City — 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 59/100 on livability (#297 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime F, amenities F, commute F.
• Forrest City School District (town): math 12% / reading 11% proficiency, ranked #230 of 238 in AR (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 93% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Central Elementary School (725 students, 100% FRL); Forrest City Jr. High (math 9% / reading 15%, grade F, #189 of 201 statewide, top 94%, 275 students, 100% FRL); Forrest City High School (math 6% / reading 10%, grade F, #282 of 292 statewide, top 97%, 580 students, 99% FRL).
• Market conditions: 68 active listings in the ZIP; 3 units permitted in St. Francis County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• St. Francis County population projected at -21% 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 $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 791 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $64k (46%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.
• 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 791 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1932 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.52% ✓
• Cap rate: 12.99%
• Cash-on-cash: 23.92%
• DSCR: 2.06
• GRM: 5.5

CMA / ARV

• ARV (median comp): $158,315
• List price: $75,000
• Delta: -52.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
414 Tennessee St	0.48mi	3/1.0	1,032 (-12%)	22mo	$35,000	$34	37

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: 17.1%
• Equity multiple: 1.69×
• Total profit: $14,501
• Equity at exit: $11,183

10-year hold

• IRR: 25.6%
• Equity multiple: 3.24×
• Total profit: $46,937
• Equity at exit: $6,485

Cash invested: $21,000 (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 72335

• Home prices YoY: -4.9%
• Active inventory: 68
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,143 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$60 /mo · $716/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $419

Break-even live

Break-even rent $613

Max offer price $75,000

Occupancy floor 58%

Sensitivity live

Price	-10% $461	-5% $440	+0% $419	+5% $397	+10% $376
Rent	-10% $328	-5% $373	+0% $419	+5% $464	+10% $509
Rate	-1.0pp $456	-0.5pp $438	base $419	+0.5pp $399	+1.0pp $379

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-04
   statusdays on market $75,000 Under Contract 791 DOM
2. 2026-06-02
   days on market $75,000 Active 790 DOM
3. 2026-06-01
   days on market $75,000 Active 789 DOM
4. 2026-05-31
   days on market $75,000 Active 788 DOM
5. 2026-05-31
   days on market $75,000 Active 787 DOM
6. 2025-01-04
   status Back on Market 162-char remark

   Show marketing remark (162 chars)

   Check out this great home in Forrest City! This home features three bedrooms, three full bathrooms, formal dining room, large kitchen, and a spacious living area.

7. 2025-01-01
   historical 162-char remark

   Show marketing remark (162 chars)

   Check out this great home in Forrest City! This home features three bedrooms, three full bathrooms, formal dining room, large kitchen, and a spacious living area.

8. 2024-12-07
   price $75,000 162-char remark

   Show marketing remark (162 chars)

   Check out this great home in Forrest City! This home features three bedrooms, three full bathrooms, formal dining room, large kitchen, and a spacious living area.

9. 2024-09-06
   price $99,000 162-char remark

   Show marketing remark (162 chars)

   Check out this great home in Forrest City! This home features three bedrooms, three full bathrooms, formal dining room, large kitchen, and a spacious living area.

10. 2024-05-21
    price $119,000 162-char remark

    Show marketing remark (162 chars)

    Check out this great home in Forrest City! This home features three bedrooms, three full bathrooms, formal dining room, large kitchen, and a spacious living area.

11. 2024-03-29
    listed $139,000 New Listing 162-char remark

    Show marketing remark (162 chars)

    Check out this great home in Forrest City! This home features three bedrooms, three full bathrooms, formal dining room, large kitchen, and a spacious living area.

12. 2018-09-27
    soldstatus $55,000
13. 2018-09-26
    soldstatus $55,000 8-char remark

    Show marketing remark (8 chars)

    Detached

14. 2018-08-15
    listed $65,000 8-char remark

    Show marketing remark (8 chars)

    Detached

ⓘ 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: $716 · $60/mo
• Projected year-2 tax: $716 · $60/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 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 12% 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: $13,713
• − Mortgage interest: −$4,201
• − Property taxes: −$716
• − Insurance: −$375
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$2,182
• Taxable income: $4,045
• Est. tax owed @ 24.0%: −$971
• After-tax cash flow: $4,052/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: Forrest City School District
• NCES district ID: 0506270
• Math proficiency: 12% ▼ -8.00%
• Reading proficiency: 11% ▼ -7.00%
• Median HH income: $31,153
• Composite: 9.07/100
• National rank: #9871
• State rank: #230 of 238 in AR

Livability — Forrest City

• Score: 59/100
• State rank: #297
• US rank: #20349

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Forrest City, AR
• Population (ZIP): 16,514

Population outlook (St. Francis County) Hauer SSP2

• Today (2025): 24,387 people
• By 2030: 23,269 · -4.6%
• By 2040: 21,122 · -13.4%
• By 2050: 19,281 · -20.9%
• By 2075: 15,222 · -37.6%
• By 2100: 11,449 · -53.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (62%)
• Race & ethnicity: Black 62% White 32% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · St. Francis

• 2024 margin: Toss-up / Even · D 49.4% · R 48.6% · Other 2.0%
• 2008→2024 swing: -15.8pp toward R · 2008: 16.5pp · 2024: 0.7pp
• All cycles: 2024: D+0.7 2020: D+5.1 2016: D+11.3 2012: D+17.0 2008: D+16.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.86%
• Current HPI: 133.8115
• 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

+15.4% since first listed

9 events — show timeline

• 2025-01-04 Relisted — CARMLS
• 2025-01-01 Listing Removed — CARMLS
• 2024-12-07 Price Changed $75,000 CARMLS
• 2024-09-06 Price Changed $99,000 CARMLS
• 2024-05-21 Price Changed $119,000 CARMLS
• 2024-03-29 Listed $139,000 CARMLS
• 2018-09-27 Sold (Public Records) $55,000 Public Records
• 2018-09-26 Sold (MLS) $55,000 CARMLS
• 2018-08-15 Listed $65,000 CARMLS

Property tax history

+9.6%/yr

Latest (2025): $716 · -2.2% YoY. Source: county tax records.