117 S Spring St · Marshall, AR 72650

$75,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 262 Days on market

Built 1944 0.25 ac lot $112/sqft · 25% above area Est $60k · 25% over

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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 +26.2/30.0
• DSCR +8.9/10.0
• 1% rule +5.7/10.0
• Appreciation +5.0/10.0
• Livability +3.3/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Investor special! This 2 bedroom, 1 bath home offers great potential as a rental or flip. Featuring vinyl siding, and a metal roof, this fixer upper is ready for your updates and improvements. Home currently has no heating or air system in place, all electric. Conveniently located in Marshall, this property is an affordable opportunity to build equity with some sweat equity and vision.

Key facts

• Metal roof
• Vinyl siding
• Fixer upper

Tags

• VINYL SIDING
• METAL ROOF
• FIXER UPPER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($801 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.5% in Marshall — 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 66/100 on livability (#115 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime D-, amenities F.
• Searcy County School District (rural): math 39% / reading 40% proficiency, ranked #82 of 238 in AR (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 79 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (3.0% local appreciation)).
• Searcy County population projected at -26% 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 262 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 262 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 1944 — 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: 1.07% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.97%
• DSCR: 1.49
• GRM: 7.8

CMA / ARV

• ARV (median comp): $59,838
• List price: $75,000
• Delta: 25.34%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 17.7%
• Equity multiple: 2.01×
• Total profit: $21,227
• Equity at exit: $33,723

10-year hold

• IRR: 19.1%
• Equity multiple: 3.78×
• Total profit: $58,393
• Equity at exit: $51,972

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 72650

• Active inventory: 79
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $801 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$16 /mo · $197/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $192

Break-even live

Break-even rent $558

Max offer price $75,000

Occupancy floor 71%

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 17 events

1. 2026-06-19
   days on market $75,000 Active 262 DOM
2. 2026-06-18
   days on market $75,000 Active 261 DOM
3. 2026-06-17
   days on market $75,000 Active 260 DOM
4. 2026-06-16
   days on market $75,000 Active 259 DOM
5. 2026-06-15
   days on market $75,000 Active 258 DOM
6. 2026-06-14
   days on market $75,000 Active 256 DOM
7. 2026-06-12
   days on market $75,000 Active 255 DOM
8. 2026-06-09
   days on market $75,000 Active 252 DOM
9. 2026-06-08
   days on market $75,000 Active 251 DOM
10. 2026-06-07
    days on market $75,000 Active 250 DOM
11. 2026-06-07
    days on market $75,000 Active 249 DOM
12. 2026-06-04
    days on market $75,000 Active 246 DOM
13. 2026-06-02
    days on market $75,000 Active 245 DOM
14. 2026-06-01
    days on market $75,000 Active 244 DOM
15. 2026-05-31
    days on market $75,000 Active 243 DOM
16. 2026-05-31
    days on market $75,000 Active 242 DOM
17. 2025-09-26
    listed $75,000 Active 388-char remark

    Show marketing remark (388 chars)

    Investor special! This 2 bedroom, 1 bath home offers great potential as a rental or flip. Featuring vinyl siding, and a metal roof, this fixer upper is ready for your updates and improvements. Home currently has no heating or air system in place, all electric. Conveniently located in Marshall, this property is an affordable opportunity to build equity with some sweat equity and vision.

ⓘ 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: $197 · $16/mo
• Projected year-2 tax: $480 · $40/mo
• Expected delta: +$283/yr (+$24/mo · 143.6%)

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

Taxation est. · year 1

• Rental income: $9,615
• − Mortgage interest: −$4,201
• − Property taxes: −$197
• − Insurance: −$375
• − Repairs & maintenance: −$769
• − Management: −$769
• − Depreciation: −$2,182
• Taxable income: $1,121
• Est. tax owed @ 24.0%: −$269
• After-tax cash flow: $2,035/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: Searcy County School District
• NCES district ID: 0509480
• Math proficiency: 39% ▼ -16.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $31,222
• Composite: 32.28/100
• National rank: #5751
• State rank: #82 of 238 in AR

Livability — Marshall

• Score: 66/100
• State rank: #115
• US rank: #11273

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marshall, AR
• Population (ZIP): 4,462

Population outlook (Searcy County) Hauer SSP2

• Today (2025): 7,091 people
• By 2030: 6,656 · -6.1%
• By 2040: 5,868 · -17.2%
• By 2050: 5,250 · -26.0%
• By 2075: 4,407 · -37.9%
• By 2100: 3,834 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 3% Native American 2%
• Common ancestry: Iranian 4% Romanian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Searcy

• 2024 margin: Solid R (+72.2) · D 13.2% · R 85.4% · Other 1.4%
• 2008→2024 swing: -26.3pp toward R · 2008: -45.9pp · 2024: -72.2pp
• All cycles: 2024: R+72.2 2020: R+69.1 2016: R+63.7 2012: R+51.0 2008: R+45.9

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

1 event — show timeline

• 2025-09-26 Listed $75,000 NWARMLS

Property tax history

+5.1%/yr

Latest (2025): $197 · +8.4% YoY. Source: county tax records.