2309 Taft St · Van Buren, AR 72956

$109,900

3 bd · 1.5 ba · 1,050 sqft · SingleFamily public records · 67 Days on market

Built 1978 10,019 sqft lot $105/sqft · 25% below area Est $146k · 25% 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 +17.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +3.7/10.0
• Rent growth +3.7/5.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute 3 bedroom, 1.5 bath home in central location. Solar panels, security system, newer windows, Large fenced backyard, wood laminate and ceramic tile throughout, lots of storage. Property is located in flood zone and does require flood insurance. All offers must be submitted at www. vrmproperties.com. Agents must register as a User, enter the property address, and click on "Start Offer". This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists.

Key facts

• Lots of storage
• Security system
• Newer windows

Tags

• SOLAR PANELS
• SECURITY SYSTEM
• NEWER WINDOWS
• FENCED BACKYARD
• LOTS OF STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $76 ($908/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 $96k (12.6% below list).
• Recommended offer: $96k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 47 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k 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 67 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $17k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $96,008 (12.6% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. 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: 0.87% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.95%
• DSCR: 1.13
• GRM: 9.5

CMA / ARV

• ARV (median comp): $146,296
• List price: $109,900
• Delta: -24.88%
• 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
2304 Birch St	0.06mi	3/1.5	1,134 (+8%)	5mo	$110,000	$97	80
1117 N 25th St	0.12mi	3/1.0	1,118 (+6%)	4mo	$154,000	$138	78
2209 Maple St	0.15mi	3/1.5	1,107 (+5%)	9mo	$125,000	$113	76
803 N 20th St	0.38mi	3/1.0	1,026 (-2%)	2mo	$170,000	$166	75
1108 N 28th Pl	0.24mi	3/1.5	953 (-9%)	1mo	$95,000	$100	72
1702 Alma Blvd	0.55mi	3/1.0	1,060 (+1%)	1mo	$152,800	$144	70
1705 Alma Blvd	0.51mi	3/1.0	1,008 (-4%)	7mo	$64,000	$63	62
1322 Bon Air St	0.48mi	3/1.0	968 (-8%)	6mo	$125,000	$129	57
815 N 20th St	0.36mi	2/1.0 (-1)	973 (-7%)	9mo	$48,000	$49	56
910 N 24th St	0.16mi	2/1.0 (-1)	900 (-14%)	7mo	$130,000	$144	56
1509 25th St	0.52mi	3/1.5	1,150 (+10%)	9mo	$153,500	$133	53
1629 Poplar St	0.73mi	3/2.0	1,144 (+9%)	6mo	$225,000	$197	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: -9.9%
• Equity multiple: 0.63×
• Total profit: $-11,292
• Equity at exit: $16,386

10-year hold

• IRR: 1.5%
• Equity multiple: 1.12×
• Total profit: $3,599
• Equity at exit: $9,502

Cash invested: $30,772 (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
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $960 high
• Mortgage (P&I): −$576
• Tax from tax record: −$61 /mo · $728/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $76

Break-even live

Break-even rent $864

Max offer price $109,900

Occupancy floor 87%

Sensitivity live

Price	-10% $138	-5% $107	+0% $76	+5% $45	+10% $13
Rent	-10% $0	-5% $38	+0% $76	+5% $114	+10% $152
Rate	-1.0pp $131	-0.5pp $104	base $76	+0.5pp $47	+1.0pp $18

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
818 N 25th St Van Buren, AR	2.0	1.0	812	$895	$1.10	21d	1	0.24mi
1363 Shadowalk Dr Unit 1363 Van Buren, AR	2.0	2.5	1300	$625	$0.48	21d	1	0.56mi
2700 Rudy Road Cir Unit 2702 Van Buren, AR	2.0	1.0	900	$750	$0.83	14d	1	0.56mi
2306 Jordan St Unit A Van Buren, AR	2.0	1.0	950	$850	$0.89	21d	1	1.01mi
206 S 26th St Apt G Van Buren, AR	3.0	2.0	1017	$975	$0.96	14d	1	1.03mi
208 S 26th St Unit D Van Buren, AR	2.0	1.5	1344	$825	$0.61	21d	1	1.06mi
2005 N 30th St Van Buren, AR	3.0	1.5	1276	$1,100	$0.86	14d	1	1.13mi
1218 Chestnut St Apt C Van Buren, AR	2.0	1.0	950	$795	$0.84	14d	1	1.22mi
407 Hemlock St Van Buren, AR	3.0	1.0	940	$1,125	$1.20	44d	1	1.29mi
3409 Kibler Rd Van Buren, AR	2.0–3.0	2.0	1000	$1,075	$1.07	14d	1	1.29mi
613 S 11th St Unit 2 Van Buren, AR	3.0	2.0	1174	$975	$0.83	44d	1	1.42mi

Listing history 27 events

1. 2026-06-19
   days on market $109,900 Active 67 DOM
2. 2026-06-18
   days on market $109,900 Active 66 DOM
3. 2026-06-17
   price $109,900 Active 65 DOM
4. 2026-06-17
   days on market $117,000 Active 65 DOM
5. 2026-06-16
   days on market $117,000 Active 64 DOM
6. 2026-06-15
   days on market $117,000 Active 63 DOM
7. 2026-06-14
   days on market $117,000 Active 61 DOM
8. 2026-06-13
   days on market $117,000 Active 60 DOM
9. 2026-06-10
   days on market $117,000 Active 58 DOM
10. 2026-06-09
    days on market $117,000 Active 57 DOM
11. 2026-06-08
    days on market $117,000 Active 56 DOM
12. 2026-06-07
    days on market $117,000 Active 55 DOM
13. 2026-06-05
    days on market $117,000 Active 52 DOM
14. 2026-06-03
    days on market $117,000 Active 51 DOM
15. 2026-06-02
    days on market $117,000 Active 50 DOM
16. 2026-06-01
    days on market $117,000 Active 49 DOM
17. 2026-05-31
    days on market $117,000 Active 48 DOM
18. 2026-05-30
    days on market $117,000 Active 47 DOM
19. 2026-04-13
    listed $127,000 Active 532-char remark

    Show marketing remark (532 chars)

    Cute 3 bedroom, 1.5 bath home in central location. Solar panels, security system, newer windows, Large fenced backyard, wood laminate and ceramic tile throughout, lots of storage. Property is located in flood zone and does require flood insurance. All offers must be submitted at www. vrmproperties.com. Agents must register as a User, enter the property address, and click on "Start Offer". This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists.

20. 2023-03-30
    soldstatus $149,900
21. 2023-03-29
    soldstatus $149,900 231-char remark

    Show marketing remark (231 chars)

    Centrally located, updated brick home. 3 bedroom, 1.5 bath, 1,150 +/- SF with lots of storage! Energy efficient with new solar panels installed in 2021 and new windows. Large fenced backyard with outbuilding for additional storage.

22. 2022-11-14
    listed $149,900 231-char remark

    Show marketing remark (231 chars)

    Centrally located, updated brick home. 3 bedroom, 1.5 bath, 1,150 +/- SF with lots of storage! Energy efficient with new solar panels installed in 2021 and new windows. Large fenced backyard with outbuilding for additional storage.

23. 2014-12-09
    soldstatus $72,900
24. 2014-12-09
    soldstatus $72,900
25. 2014-06-30
    listed $69,900
26. 1993-08-12
    soldstatus $27,394
27. 1984-10-25
    soldstatus $35,000

ⓘ 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: $728 · $61/mo
• Projected year-2 tax: $728 · $61/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,521
• − Mortgage interest: −$6,156
• − Property taxes: −$728
• − Insurance: −$550
• − Repairs & maintenance: −$922
• − Management: −$922
• − Depreciation: −$3,197
• Taxable loss: −$953
• Est. tax savings @ 24.0%: +$229
• After-tax cash flow: $1,137/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: 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

+262.9% since first listed

9 events — show timeline

• 2026-04-13 Listed $127,000 WRVBOR
• 2023-03-30 Sold (Public Records) $149,900 Public Records
• 2023-03-29 Sold (MLS) $149,900 WRVBOR
• 2022-11-14 Listed $149,900 WRVBOR
• 2014-12-09 Sold (Public Records) $72,900 Public Records
• 2014-12-09 Sold (MLS) $72,900 WRVBOR
• 2014-06-30 Listed $69,900 WRVBOR
• 1993-08-12 Sold (Public Records) $27,394 Public Records
• 1984-10-25 Sold (Public Records) $35,000 Public Records

Property tax history

+20.7%/yr

Latest (2025): $728 · -12.1% YoY. Source: county tax records.