111 Sneed St · Marked Tree, AR 72365

$99,900

3 bd · 1.0 ba · 1,189 sqft · SingleFamily public records · 71 Days on market

Built 1971 Est $106k · 6% under

---

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 +23.4/30.0
• ARV discount +10.0/15.0
• Appreciation +7.9/10.0
• DSCR +7.5/10.0
• 1% rule +5.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

111 Sneed Street is a move-in ready home in Marked Tree. Lots of good features which include pretty hardwood floors throughout. Located on a quiet, peaceful street, the home is all brick and has a metal roof. It also has a private backyard. This home also qualifies for a USD Loan for qualified buyers.

Key facts

• Quiet street
• Metal roof
• Private backyard

Tags

• HARDWOOD FLOORS
• PRIVATE BACKYARD
• ALL BRICK
• METAL ROOF
• QUIET STREET

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#243 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A, housing B+; Watch: amenities F, commute F, employment F.
• Marked Tree School District (rural): math 33% / reading 28% proficiency, ranked #155 of 238 in AR (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Marked Tree Elementary School (math 47% / reading 37%, grade F, #173 of 454 statewide, top 43%, 296 students, 74% FRL); Marked Tree High School (math 17% / reading 22%, grade F, #239 of 292 statewide, top 85%, 234 students, 70% FRL) — zoned schools at 72% FRL track the district average.
• Market conditions: 18 active listings in the ZIP; 67 units permitted in Poinsett County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($691 loan paydown + $6k appreciation (5.9% local appreciation)).
• Poinsett County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y 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 $70k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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 1971 — 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. 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: 1.02% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.92%
• DSCR: 1.35
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $105,821
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Von	0.06mi	3/1.0	1,184 (-0%)	9mo	$105,701	$89	89

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

Projected returns pro-forma

5.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.6%
• Equity multiple: 2.43×
• Total profit: $39,915
• Equity at exit: $62,096

10-year hold

• IRR: 20.7%
• Equity multiple: 4.87×
• Total profit: $108,314
• Equity at exit: $112,005

Cash invested: $27,972 (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 72365

• Home prices YoY: 4.2%
• Active inventory: 18
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,014 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$51 /mo · $611/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $185

Break-even live

Break-even rent $780

Max offer price $99,900

Occupancy floor 77%

Sensitivity live

Price	-10% $241	-5% $213	+0% $185	+5% $156	+10% $128
Rent	-10% $105	-5% $145	+0% $185	+5% $225	+10% $265
Rate	-1.0pp $235	-0.5pp $210	base $185	+0.5pp $159	+1.0pp $132

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2025-09-30
   historical
2. 2025-08-08
   status Active
3. 2025-08-08
   status Back on Market
4. 2025-07-30
   status Pending
5. 2025-07-29
   historical
6. 2025-07-29
   status Under Contract
7. 2025-05-20
   listed $99,900 Active
8. 2025-05-15
   price $99,900
9. 2025-05-14
   price $99,900
10. 2025-03-25
    price $105,000
11. 2025-03-24
    price $105,000
12. 2025-02-11
    listed $112,900 Active
13. 2025-02-10
    listed $112,900 New Listing
14. 2025-02-06
    historical
15. 2024-11-12
    price $112,900
16. 2024-11-11
    price $112,900
17. 2024-08-05
    listed $117,500 Active
18. 2024-08-05
    listed $117,500 New Listing
19. 2023-07-05
    soldstatus $70,000
20. 2023-07-03
    soldstatus $70,000 Closed
21. 2023-07-03
    soldstatus $70,000 Sold
22. 2023-06-20
    status Under Contract
23. 2023-06-04
    price $75,000
24. 2023-06-04
    listed $75,000 New Listing
25. 2023-04-29
    listed $80,000 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: $611 · $51/mo
• Projected year-2 tax: $639 · $53/mo
• Expected delta: +$28/yr (+$2/mo · 4.6%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $12,170
• − Mortgage interest: −$5,596
• − Property taxes: −$611
• − Insurance: −$500
• − Repairs & maintenance: −$974
• − Management: −$974
• − Depreciation: −$2,906
• Taxable income: $610
• Est. tax owed @ 24.0%: −$146
• After-tax cash flow: $2,070/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: Marked Tree School District
• NCES district ID: 0509420
• Math proficiency: 33% ▼ -7.00%
• Reading proficiency: 28% ▼ -6.00%
• Median HH income: $31,151
• Composite: 24.85/100
• National rank: #7588
• State rank: #155 of 238 in AR

Livability — Marked Tree

• Score: 61/100
• State rank: #243
• US rank: #17926

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marked Tree, AR
• Population (ZIP): 2,542

Population outlook (Poinsett County) Hauer SSP2

• Today (2025): 22,998 people
• By 2030: 22,356 · -2.8%
• By 2040: 21,150 · -8.0%
• By 2050: 20,035 · -12.9%
• By 2075: 17,745 · -22.8%
• By 2100: 15,358 · -33.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 11% Two or more races 9% Hispanic / Latino 7% Native American 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Serbian 1% Iranian 1%
• Foreign-born: 3% · Canada, Guatemala
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Poinsett

• 2024 margin: Solid R (+63.5) · D 17.4% · R 81.0% · Other 1.6%
• 2008→2024 swing: -36.3pp toward R · 2008: -27.2pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+59.8 2016: R+24.1 2012: R+34.2 2008: R+27.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.89%
• Current HPI: 146.5715
• 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

+24.9% since first listed

25 events — show timeline

• 2025-09-30 Listing Removed — CARMLS
• 2025-08-08 Relisted — NEABOR MLS
• 2025-08-08 Relisted — CARMLS
• 2025-07-30 Pending — EARA
• 2025-07-29 Delisted — NEABOR MLS
• 2025-07-29 Pending — CARMLS
• 2025-05-20 Listed $99,900 EARA
• 2025-05-15 Price Changed $99,900 CARMLS
• 2025-05-14 Price Changed $99,900 NEABOR MLS
• 2025-03-25 Price Changed $105,000 CARMLS
• 2025-03-24 Price Changed $105,000 NEABOR MLS
• 2025-02-11 Listed $112,900 NEABOR MLS
• 2025-02-10 Listed $112,900 CARMLS
• 2025-02-06 Listing Removed — CARMLS
• 2024-11-12 Price Changed $112,900 CARMLS
• 2024-11-11 Price Changed $112,900 NEABOR MLS
• 2024-08-05 Listed $117,500 CARMLS
• 2024-08-05 Listed $117,500 NEABOR MLS
• 2023-07-05 Sold (Public Records) $70,000 Public Records
• 2023-07-03 Sold (MLS) $70,000 CARMLS
• 2023-07-03 Sold (MLS) $70,000 NEABOR MLS
• 2023-06-20 Pending — CARMLS
• 2023-06-04 Price Changed $75,000 NEABOR MLS
• 2023-06-04 Listed $75,000 CARMLS
• 2023-04-29 Listed $80,000 NEABOR MLS

Property tax history

+31.0%/yr

Latest (2025): $611 · +0.0% YoY. Source: county tax records.