302 W Second St · Poyen, AR 72128

$130,200

2 bd · 2.0 ba · 1,902 sqft · SingleFamily public records · 2 Days on market

Built 2006 $68/sqft · 18% below area Est $162k · 20% under ↓ 8% 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).

• ARV discount +15.0/15.0
• Cash flow +13.0/30.0
• Appreciation +5.0/10.0
• DSCR +3.9/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located in the small town of Poyen, Arkansas, this property offers a blend of classic character and flexible living space in a community known for its rural charm and local pride. Poyen, established in the early 1900s along the railroad, remains a close-knit town where community events and outdoor recreation are part of everyday life. Entering from the side door, the living room features a gas fireplace and a large picture window that brings in natural light. The hallway leads to the first bedroom, which connects to a second living area with access to the front yard. A guest bathroom is nearby, while the second bedroom sits at the end of the hall. The formal dining room flows into the kitchen, with the laundry room, second full bathroom, water heater, and back deck access located just beyond. A converted garage provides additional flexible space. Hardwood flooring runs through the living areas and bedrooms, with tile in the kitchen, bathrooms, and laundry, and carpet in the converted space. Outside, a storm shelter and two storage sheds add practical utility to the property.

Key facts

• Wood deck
• Detached carport
• Bonus room

Tags

• CORNER LOT
• UPDATED INTERIOR
• FIREPLACE WITH GAS LOGS
• BONUS ROOM
• WOOD DECK
• DETACHED CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-8 ($-96/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (17.6% below list).
• Recommended offer: $107k (17.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#89 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime F, amenities F.
• Poyen School District (rural): math 41% / reading 44% proficiency, ranked #56 of 238 in AR (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 28 units permitted in Grant County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($900 loan paydown + $4k appreciation (3.0% local appreciation)).
• Grant County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

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 $107,249 (17.6% below list)

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 6.22%
• Cash-on-cash: -0.26%
• DSCR: 0.99
• GRM: 10.1

CMA / ARV

• ARV (median comp): $162,183
• List price: $130,200
• Delta: -19.72%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.3%
• Equity multiple: 1.42×
• Total profit: $15,162
• Equity at exit: $58,544

10-year hold

• IRR: 10.0%
• Equity multiple: 2.50×
• Total profit: $54,696
• Equity at exit: $90,223

Cash invested: $36,456 (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 72128

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

Monthly cashflow live

• Estimated rent: $1,072 medium
• Mortgage (P&I): −$683
• Tax from tax record: −$118 /mo · $1,419/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $-8

Break-even live

Break-even rent $1,083

Max offer price $128,781

Occupancy floor 96%

Sensitivity live

Price	-10% $66	-5% $29	+0% $-8	+5% $-45	+10% $-82
Rent	-10% $-93	-5% $-50	+0% $-8	+5% $34	+10% $77
Rate	-1.0pp $58	-0.5pp $25	base $-8	+0.5pp $-42	+1.0pp $-76

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: $32,550
• Closing costs: $3,906
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $130,200 Active 2 DOM
2. 2026-06-17
   days on marketlisting id $130,200 Active 1 DOM
3. 2026-06-08
   days on market $130,200 Active 90 DOM
4. 2026-06-07
   days on market $130,200 Active 89 DOM
5. 2026-06-05
   days on market $130,200 Active 86 DOM
6. 2026-06-03
   statusdays on market $130,200 Active 85 DOM
7. 2026-06-02
   days on market $130,200 Price Change 84 DOM
8. 2026-06-01
   days on market $130,200 Price Change 83 DOM
9. 2026-05-31
   days on market $130,200 Price Change 82 DOM
10. 2026-05-31
    days on market $130,200 Price Change 81 DOM
11. 2026-04-25
    price $142,600 1091-char remark

    Show marketing remark (1091 chars)

    Located in the small town of Poyen, Arkansas, this property offers a blend of classic character and flexible living space in a community known for its rural charm and local pride. Poyen, established in the early 1900s along the railroad, remains a close-knit town where community events and outdoor recreation are part of everyday life. Entering from the side door, the living room features a gas fireplace and a large picture window that brings in natural light. The hallway leads to the first bedroom, which connects to a second living area with access to the front yard. A guest bathroom is nearby, while the second bedroom sits at the end of the hall. The formal dining room flows into the kitchen, with the laundry room, second full bathroom, water heater, and back deck access located just beyond. A converted garage provides additional flexible space. Hardwood flooring runs through the living areas and bedrooms, with tile in the kitchen, bathrooms, and laundry, and carpet in the converted space. Outside, a storm shelter and two storage sheds add practical utility to the property.

12. 2026-03-10
    listed $155,000 New Listing 1091-char remark

    Show marketing remark (1091 chars)

    Located in the small town of Poyen, Arkansas, this property offers a blend of classic character and flexible living space in a community known for its rural charm and local pride. Poyen, established in the early 1900s along the railroad, remains a close-knit town where community events and outdoor recreation are part of everyday life. Entering from the side door, the living room features a gas fireplace and a large picture window that brings in natural light. The hallway leads to the first bedroom, which connects to a second living area with access to the front yard. A guest bathroom is nearby, while the second bedroom sits at the end of the hall. The formal dining room flows into the kitchen, with the laundry room, second full bathroom, water heater, and back deck access located just beyond. A converted garage provides additional flexible space. Hardwood flooring runs through the living areas and bedrooms, with tile in the kitchen, bathrooms, and laundry, and carpet in the converted space. Outside, a storm shelter and two storage sheds add practical utility to the property.

13. 2022-07-22
    soldstatus $180,000
14. 2020-06-09
    soldstatus $155,100

ⓘ 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: $1,419 · $118/mo
• Projected year-2 tax: $1,419 · $118/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 ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $12,870
• − Mortgage interest: −$7,293
• − Property taxes: −$1,419
• − Insurance: −$651
• − Repairs & maintenance: −$1,030
• − Management: −$1,030
• − Depreciation: −$3,788
• Taxable loss: −$2,340
• Est. tax savings @ 24.0%: +$562
• After-tax cash flow: $465/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: Poyen School District
• NCES district ID: 0511730
• Math proficiency: 41% ▼ -7.00%
• Reading proficiency: 44% ▼ -1.00%
• Median HH income: $41,233
• Composite: 35.73/100
• National rank: #4854
• State rank: #56 of 238 in AR

Livability — Poyen

• Score: 68/100
• State rank: #89
• US rank: #9983

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Poyen, AR
• Population (ZIP): 749

Population outlook (Grant County) Hauer SSP2

• Today (2025): 18,477 people
• By 2030: 18,551 · +0.4%
• By 2040: 18,442 · -0.2%
• By 2050: 17,901 · -3.1%
• By 2075: 16,240 · -12.1%
• By 2100: 13,761 · -25.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 1%
• Common ancestry: Lithuanian 1% Serbian 1% Slovak 1%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Grant

• 2024 margin: Solid R (+68.9) · D 14.8% · R 83.6% · Other 1.6%
• 2008→2024 swing: -17.9pp toward R · 2008: -51.0pp · 2024: -68.9pp
• All cycles: 2024: R+68.9 2020: R+67.4 2016: R+54.7 2012: R+51.9 2008: R+51.0

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

-8.1% since first listed

4 events — show timeline

• 2026-04-25 Price Changed $142,600 CARMLS
• 2026-03-10 Listed $155,000 CARMLS
• 2022-07-22 Sold (Public Records) $180,000 Public Records
• 2020-06-09 Sold (Public Records) $155,100 Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,419 · -6.2% YoY. Source: county tax records.