719 Jackson St · Madison, AR 72359

$140,000

3 bd · 2.0 ba · 2,432 sqft · Manufactured public records · 319 Days on market

Built 1990 $58/sqft · 48% below area Est $227k · 38% under ↓ 22% since listing

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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 +16.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• Appreciation +5.0/10.0
• 1% rule +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks MLS

Welcome to this spacious and beautifully maintained brick home, perfectly situated on 2.5 peaceful acres in a quiet neighborhood. With over 2,000 square feet of living space, this one-story gem offers a thoughtful layout designed for comfort and versatility. Inside, you'll find three generously sized bedrooms and three full bathrooms, providing ample space for family or guests. The home features a formal dining room, a cozy living area, a den, and a versatile bonus room—ideal for a home office, playroom, or guest suite. Luxury vinyl plank flooring adds a modern touch throughout. The large two-car garage offers added convenience, while the expansive yard and charming gazebo create a perfect setting for outdoor dining, entertaining, or simply relaxing in the serene surroundings. Don't miss the opportunity to make this property your own—schedule your private showing today!

Key facts

• 2.5 peaceful acres
• Formal dining room
• Cozy living area

Tags

• 2.5 PEACEFUL ACRES
• FORMAL DINING ROOM
• COZY LIVING AREA
• DEN
• VERSATILE BONUS ROOM
• LUXURY VINYL PLANK FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $22 ($258/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 $115k (17.5% below list).
• Recommended offer: $115k (17.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#307 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing D+, schools F, amenities 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.
• Market conditions: 1 active listings in the ZIP; 3 units permitted in St. Francis County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($968 loan paydown + $4k appreciation (3.0% local appreciation)).
• 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 $39k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 319 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,466 (17.5% below list)

Questions for the listing agent

1. It's been on market 319 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 0.82% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.69%
• DSCR: 1.12
• GRM: 10.1

CMA / ARV

• ARV (median comp): $227,072
• List price: $140,000
• Delta: -38.35%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 8.1%
• Equity multiple: 1.46×
• Total profit: $18,206
• Equity at exit: $62,950

10-year hold

• IRR: 10.7%
• Equity multiple: 2.60×
• Total profit: $62,871
• Equity at exit: $97,014

Cash invested: $39,200 (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 72359

• Active inventory: 1
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,155 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$32 /mo · $380/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $22

Break-even live

Break-even rent $1,127

Max offer price $140,000

Occupancy floor 93%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $140,000 Active 319 DOM
2. 2026-06-18
   days on market $140,000 Active 318 DOM
3. 2026-06-17
   days on market $140,000 Active 317 DOM
4. 2026-06-16
   days on market $140,000 Active 316 DOM
5. 2026-06-15
   days on market $140,000 Active 315 DOM
6. 2026-06-14
   days on market $140,000 Active 313 DOM
7. 2026-06-12
   days on market $140,000 Active 312 DOM
8. 2026-06-09
   days on market $140,000 Active 309 DOM
9. 2026-06-08
   days on market $140,000 Active 308 DOM
10. 2026-06-07
    days on market $140,000 Active 307 DOM
11. 2026-06-07
    days on market $140,000 Active 306 DOM
12. 2026-06-04
    days on market $140,000 Active 303 DOM
13. 2026-06-02
    days on market $140,000 Active 302 DOM
14. 2026-06-01
    days on market $140,000 Active 301 DOM
15. 2026-05-31
    days on market $140,000 Active 300 DOM
16. 2026-05-31
    days on market $140,000 Active 299 DOM
17. 2025-08-04
    listed $140,000 Active 894-char remark

    Show marketing remark (894 chars)

    Welcome to this spacious and beautifully maintained brick home, perfectly situated on 2.5 peaceful acres in a quiet neighborhood. With over 2,000 square feet of living space, this one-story gem offers a thoughtful layout designed for comfort and versatility. Inside, you'll find three generously sized bedrooms and three full bathrooms, providing ample space for family or guests. The home features a formal dining room, a cozy living area, a den, and a versatile bonus room—ideal for a home office, playroom, or guest suite. Luxury vinyl plank flooring adds a modern touch throughout. The large two-car garage offers added convenience, while the expansive yard and charming gazebo create a perfect setting for outdoor dining, entertaining, or simply relaxing in the serene surroundings. Don't miss the opportunity to make this property your own—schedule your private showing today!

18. 2025-05-16
    status Active
19. 2025-03-16
    status Pending
20. 2024-11-24
    price $140,000
21. 2024-11-19
    listed $150,000 Active
22. 2024-06-28
    price $150,000
23. 2024-06-07
    price $171,000
24. 2024-04-07
    listed $180,000 Active

ⓘ 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: $380 · $32/mo
• Projected year-2 tax: $896 · $75/mo
• Expected delta: +$516/yr (+$43/mo · 135.6%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 76% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $13,856
• − Mortgage interest: −$7,842
• − Property taxes: −$380
• − Insurance: −$1,498
• − Repairs & maintenance: −$1,108
• − Management: −$1,108
• − Depreciation: −$4,073
• Taxable loss: −$2,154
• Est. tax savings @ 24.0%: +$517
• After-tax cash flow: $775/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 — Madison

• Score: 59/100
• State rank: #307
• US rank: #20578

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Madison, AR
• City population: 201
• Population (ZIP): 201

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: Predominantly Black (96%)
• Race & ethnicity: Black 96% Hispanic / Latino 4%
• Foreign-born: 4% · Canada

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: —
• 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

-22.2% since first listed

8 events — show timeline

• 2025-08-04 Listed $140,000 EARA
• 2025-05-16 Relisted — EARA
• 2025-03-16 Pending — EARA
• 2024-11-24 Price Changed $140,000 EARA
• 2024-11-19 Listed $150,000 EARA
• 2024-06-28 Price Changed $150,000 EARA
• 2024-06-07 Price Changed $171,000 EARA
• 2024-04-07 Listed $180,000 EARA

Property tax history

+26.8%/yr

Latest (2025): $380 · -2.1% YoY. Source: county tax records.