907 S Reine · Mena, AR 71953

$89,900

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 70 Days on market

Built 1940 0.32 ac lot Est $128k · 30% under

---

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 +23.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Appreciation +4.4/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Home in town that is in need of some TLC. One of the bedrooms has a walk in closet with some beautiful wood planks on the a wall and ceiling. House sits on almost a third of a acre. Priced to sell at $16,500.

Key facts

• Local bike trails
• Detached
• 0.32 acre lot

Tags

• LOCAL BIKE TRAILS
• DETACHED

Property features AI

Finance

• Other: Source of acreage and square footage: Courthouse/Tax Records; Will not subdivide
• Financial info: Financing available: Conventional loan or cash

Exterior

• Parking: Parking pads
• Utilities: Public sewer; Public water; Municipal electric service (Entergy); Natural gas service; Private telephone service
• Home design: Block exterior
• Construction: Composition roof; Crawl space foundation; Block construction
• Exterior features: Paved road access; Level lot in a subdivision; Lot approximately 75 x 185 (0.32 acre); Located inside city limits

Interior

• Kitchen: Free-standing stove
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Window air conditioning units; Gas space heater
• Interior features: Vinyl floors; Paneling on walls/ceilings
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($989 rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 3.1% in Mena — 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 65/100 on livability (#142 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, amenities F, commute F.
• Mena School District (rural): math 42% / reading 38% proficiency, ranked #70 of 238 in AR (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mena High School (math 25% / reading 39%, grade F, #119 of 292 statewide, top 43%, 498 students, 53% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: 204 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $622 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Polk County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.2% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $15k; list at $90k implies a 499% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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 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?
6. 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?
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: 1.10% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.65%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $128,064
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1504 Hamilton Ave	0.11mi	3/1.0	1,074 (-3%)	9mo	$143,000	$133	83
805 Reine St	0.08mi	2/1.0 (-1)	1,250 (+13%)	4mo	$40,000	$32	66
1412 Hamilton Ave	0.13mi	3/1.0	1,266 (+15%)	5mo	$110,000	$87	65
1105 Oak Grv	0.37mi	3/1.0	1,214 (+10%)	9mo	$100,000	$82	59
1111 Averitt Ave	0.39mi	3/2.0	1,216 (+10%)	3mo	$135,000	$111	58
705 Twelfth St	0.31mi	3/2.0	1,254 (+14%)	7mo	$174,500	$139	53
109 S Adams St	0.55mi	3/1.0	960 (-13%)	1mo	$77,000	$80	52
1000 Marion Ave	0.38mi	2/2.0 (-1)	960 (-13%)	1mo	$117,500	$122	51
1007 9th St	0.67mi	2/1.0 (-1)	1,000 (-9%)	2mo	$140,000	$140	46
210 Gann St	0.66mi	3/1.0	1,232 (+12%)	8mo	$140,000	$114	43
305 N Reine St	0.71mi	3/2.0	1,224 (+11%)	2mo	$166,500	$136	43
2701 Ozark St	0.72mi	3/1.5	1,237 (+12%)	7mo	$144,000	$116	38

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

Projected returns pro-forma

-1.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.11×
• Total profit: $2,712
• Equity at exit: $20,905

10-year hold

• IRR: 9.2%
• Equity multiple: 1.88×
• Total profit: $22,132
• Equity at exit: $21,280

Cash invested: $25,172 (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 71953

• Home prices YoY: -0.4%
• Active inventory: 204
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $989 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $160

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 79%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 Hornbeck Ave Mena, AR	3.0	2.0	776	$1,100	$1.42	43d	1	1.26mi
99 Pine Ave Mena, AR	2.0	1.0	750	$875	$1.17	43d	1	1.26mi

Listing history 20 events

1. 2026-06-19
   days on market $89,900 Active 70 DOM
2. 2026-06-18
   days on market $89,900 Active 69 DOM
3. 2026-06-17
   days on market $89,900 Active 68 DOM
4. 2026-06-16
   days on market $89,900 Active 67 DOM
5. 2026-06-15
   days on market $89,900 Active 66 DOM
6. 2026-06-14
   days on market $89,900 Active 64 DOM
7. 2026-06-12
   days on market $89,900 Active 63 DOM
8. 2026-06-09
   days on market $89,900 Active 60 DOM
9. 2026-06-08
   days on market $89,900 Active 59 DOM
10. 2026-06-07
    days on market $89,900 Active 58 DOM
11. 2026-06-04
    days on market $89,900 Active 54 DOM
12. 2026-06-02
    days on market $89,900 Active 53 DOM
13. 2026-06-01
    days on market $89,900 Active 52 DOM
14. 2026-05-31
    days on market $89,900 Active 51 DOM
15. 2026-05-31
    days on market $89,900 Active 50 DOM
16. 2026-04-08
    listed $89,900 New Listing
17. 2019-03-06
    soldstatus $15,000 Sold 208-char remark

    Show marketing remark (208 chars)

    Home in town that is in need of some TLC. One of the bedrooms has a walk in closet with some beautiful wood planks on the a wall and ceiling. House sits on almost a third of a acre. Priced to sell at $16,500.

18. 2019-02-25
    historical Take Backups 208-char remark

    Show marketing remark (208 chars)

    Home in town that is in need of some TLC. One of the bedrooms has a walk in closet with some beautiful wood planks on the a wall and ceiling. House sits on almost a third of a acre. Priced to sell at $16,500.

19. 2019-02-15
    listed $16,500 New Listing 208-char remark

    Show marketing remark (208 chars)

    Home in town that is in need of some TLC. One of the bedrooms has a walk in closet with some beautiful wood planks on the a wall and ceiling. House sits on almost a third of a acre. Priced to sell at $16,500.

20. 2016-10-28
    soldstatus $11,500

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $11,873
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$950
• − Management: −$950
• − Depreciation: −$2,615
• Taxable income: $524
• Est. tax owed @ 24.0%: −$126
• After-tax cash flow: $1,799/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: Mena School District
• NCES district ID: 0509750
• Math proficiency: 42% ▼ -9.00%
• Reading proficiency: 38% ▼ -9.00%
• Median HH income: $32,941
• Composite: 32.88/100
• National rank: #5607
• State rank: #70 of 238 in AR

Livability — Mena

• Score: 65/100
• State rank: #142
• US rank: #12615

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mena, AR
• Population (ZIP): 13,412

Population outlook (Polk County) Hauer SSP2

• Today (2025): 19,065 people
• By 2030: 18,369 · -3.7%
• By 2040: 17,156 · -10.0%
• By 2050: 16,177 · -15.1%
• By 2075: 14,642 · -23.2%
• By 2100: 13,020 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Native American 1%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+70.5) · D 13.8% · R 84.3% · Other 1.9%
• 2008→2024 swing: -24.7pp toward R · 2008: -45.8pp · 2024: -70.5pp
• All cycles: 2024: R+70.5 2020: R+68.2 2016: R+66.4 2012: R+56.9 2008: R+45.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.18%
• Current HPI: 278.2854
• 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

+681.7% since first listed

5 events — show timeline

• 2026-04-08 Listed $89,900 CARMLS
• 2019-03-06 Sold (MLS) $15,000 CARMLS
• 2019-02-25 Contingent — CARMLS
• 2019-02-15 Listed $16,500 CARMLS
• 2016-10-28 Sold (Public Records) $11,500 Public Records

Property tax history

-2.9%/yr

Latest (2025): $165 · +0.0% YoY. Source: county tax records.