931 Franklin St · Camden, AR 71701

$8,000

3 bd · 1.0 ba · 1,336 sqft · SingleFamily public records · 78 Days on market

Built 1945 7,840 sqft lot $6/sqft · 91% below area

---

Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is in Camden, Arkansas of Ouachita County. Great opportunity to bring new life to this interesting house situated on a spacious lot. The property features a large yard for potential outdoor living improvements. This property is ready for updates and repairs, making it ideal for investors or buyers looking to customize a home to their own style. Bring your vision and toolbelt!

Key facts

• Large yard
• Spacious lot
• 7,840 sq ft lot

Tags

• LARGE YARD
• SPACIOUS LOT

🏷️ Possibly a rental listed for sale. The $8,000 price doesn't fit this home's estimated sale value (~$87,648) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $8k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $8k).
• Recommended offer: $8k (6.0% below list) — sets the bar for market timing.
• Cap rate 159.7% vs local median 4.9% in Camden — 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 57/100 on livability (#364 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Camden Fairview School District (town): math 9% / reading 15% proficiency, ranked #229 of 238 in AR (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 131 active listings in the ZIP; 18 units permitted in Ouachita County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $55 of loan paydown is wiped out by about $240 of value loss. Plan a longer hold.
• Ouachita County population projected at -33% 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 $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($8k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $7k (47%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $7,520 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 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 1945 — 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 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. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 16.93% ✓
• Cap rate: 159.65%
• Cash-on-cash: 547.72%
• DSCR: 25.37
• GRM: 0.5

CMA / ARV

• ARV (median comp): $87,648
• List price: $8,000
• Delta: -90.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 N Agee	0.13mi	2/2.0 (-1)	1,329 (-0%)	13mo	$25,000	$19	73
779 Brenda St	0.67mi	3/2.0	1,288 (-4%)	10mo	$170,000	$132	50
922 Lyons	0.45mi	2/1.0 (-1)	1,472 (+10%)	10mo	$25,000	$17	48
220 Wilson Ave	0.64mi	3/2.0	1,474 (+10%)	12mo	$139,500	$95	39
1015 Austin St	0.73mi	3/2.0	1,288 (-4%)	24mo	$125,000	$97	36

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

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 29.50×
• Total profit: $63,837
• Equity at exit: $1,193

10-year hold

• IRR: —
• Equity multiple: 63.28×
• Total profit: $139,501
• Equity at exit: $692

Cash invested: $2,240 (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 71701

• Home prices YoY: -20.5%
• Active inventory: 131
• Price-to-rent: 0.5×

Monthly cashflow live

• Estimated rent: $1,354 medium
• Mortgage (P&I): −$42
• Tax from tax record: −$2 /mo · $24/yr
• Insurance: −$3
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $1,022

Break-even live

Break-even rent $60

Max offer price $8,000

Occupancy floor 19%

Sensitivity live

Price	-10% $1,027	-5% $1,025	+0% $1,022	+5% $1,020	+10% $1,018
Rent	-10% $915	-5% $969	+0% $1,022	+5% $1,076	+10% $1,129
Rate	-1.0pp $1,026	-0.5pp $1,024	base $1,022	+0.5pp $1,020	+1.0pp $1,018

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: $2,000
• Closing costs: $240
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $8,000 Active 78 DOM
2. 2026-06-18
   days on market $8,000 Active 77 DOM
3. 2026-06-17
   days on market $8,000 Active 76 DOM
4. 2026-06-16
   days on market $8,000 Active 75 DOM
5. 2026-06-15
   days on market $8,000 Active 74 DOM
6. 2026-06-14
   days on market $8,000 Active 72 DOM
7. 2026-06-12
   statusdays on market $8,000 Active 71 DOM
8. 2026-06-09
   days on market $8,000 Price Change 68 DOM
9. 2026-06-08
   days on market $8,000 Price Change 67 DOM
10. 2026-06-07
    pricestatusdays on market $8,000 Price Change 66 DOM
11. 2026-06-05
    statusdays on market $15,000 Back on Market 64 DOM
12. 2026-03-25
    listed $15,000 New Listing 388-char remark

    Show marketing remark (388 chars)

    This home is in Camden, Arkansas of Ouachita County. Great opportunity to bring new life to this interesting house situated on a spacious lot. The property features a large yard for potential outdoor living improvements. This property is ready for updates and repairs, making it ideal for investors or buyers looking to customize a home to their own style. Bring your vision and toolbelt!

13. 2026-03-25
    listed $15,000 Active 388-char remark

    Show marketing remark (388 chars)

    This home is in Camden, Arkansas of Ouachita County. Great opportunity to bring new life to this interesting house situated on a spacious lot. The property features a large yard for potential outdoor living improvements. This property is ready for updates and repairs, making it ideal for investors or buyers looking to customize a home to their own style. Bring your vision and toolbelt!

14. 2026-03-24
    listed $15,000 Active
15. 2012-11-14
    soldstatus $15,000

ⓘ 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: $24 · $2/mo
• Projected year-2 tax: $51 · $4/mo
• Expected delta: +$27/yr (+$2/mo · 113.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $16,249
• − Mortgage interest: −$448
• − Property taxes: −$24
• − Insurance: −$40
• − Repairs & maintenance: −$1,300
• − Management: −$1,300
• − Depreciation: −$233
• Taxable income: $12,904
• Est. tax owed @ 24.0%: −$3,097
• After-tax cash flow: $9,172/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: Camden Fairview School District
• NCES district ID: 0506060
• Math proficiency: 9% ▼ -16.00%
• Reading proficiency: 15% ▼ -12.00%
• Median HH income: $30,854
• Composite: 9.43/100
• National rank: #9853
• State rank: #229 of 238 in AR

Livability — Camden

• Score: 57/100
• State rank: #364
• US rank: #22245

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Camden, AR
• City population: 17,883
• Population (ZIP): 17,883

Population outlook (Ouachita County) Hauer SSP2

• Today (2025): 21,485 people
• By 2030: 19,947 · -7.2%
• By 2040: 16,990 · -20.9%
• By 2050: 14,431 · -32.8%
• By 2075: 10,003 · -53.4%
• By 2100: 7,418 · -65.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 53% Black 39% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Ouachita

• 2024 margin: R (+19.1) · D 39.5% · R 58.6% · Other 1.8%
• 2008→2024 swing: -8.2pp toward R · 2008: -10.9pp · 2024: -19.1pp
• All cycles: 2024: R+19.1 2020: R+13.5 2016: R+10.4 2012: R+8.6 2008: R+10.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.10%
• Current HPI: 171.0106
• 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

+0.0% since first listed

4 events — show timeline

• 2026-03-25 Listed $15,000 WRVBOR
• 2026-03-25 Listed $15,000 CARMLS
• 2026-03-24 Listed $15,000 NWARMLS
• 2012-11-14 Sold (Public Records) $15,000 Public Records

Property tax history

-15.6%/yr

Latest (2025): $24 · +0.0% YoY. Source: county tax records.