563 S 12th Ave · Piggott, AR 72454

$102,000

3 bd · 2.0 ba · 1,390 sqft · SingleFamily public records · 43 Days on market

Built 1955 0.38 ac lot $73/sqft · 16% below area Est $122k · 16% under

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Why this score? — see what drove the B- 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 +21.7/30.0
• ARV discount +14.8/15.0
• Appreciation +10.0/10.0
• DSCR +6.9/10.0
• 1% rule +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 563 S. 12th Ave. in Piggott, AR 72454. This 1,390 sq ft home offers 3 bedrooms 2 bathrooms, and includes as spacious family room, eat-in kitchen, central heat and air, and updated double-hung windows throughout. Enjoy the oversized enclosed sunroom-perfect for enjoying your morning coffee year-round. This property is situated on a . 38 acre corner lot with an outbuilding for storage, and a walk-in storm shelter with interior entrance. This property provides both convenience and peace of mind. Whether you are looking for your first home, downsizing, or searching for a great investment opportunity, this property has much to offer. Schedule your private showing today!

Key facts

• Eat-in kitchen
• Corner lot
• Spacious family room

Tags

• SPACIOUS FAMILY ROOM
• EAT-IN KITCHEN
• OVERSIZED ENCLOSED SUNROOM
• OUTBUILDING FOR STORAGE
• WALK-IN STORM SHELTER
• CORNER LOT

Property features AI

Finance

• Other: Internet service available via fiber; Insulated windows
• Financial info: Financing available: conventional loan or cash

Exterior

• Parking: Carport for 1 car
• Utilities: Public sewer; Public water; Municipal electric service (Entergy); Natural gas
• Home design: Brick and metal/vinyl siding exterior; Level corner lot; Inside city limits; Not in a subdivision
• Construction: Crawl space foundation; Metal roof
• Exterior features: Patio; Partially fenced yard; Outside storage area; Guttering; Storm cellar; Chain link; Wheelchair accessible

Interior

• Kitchen: Free-standing stove; Gas range; Dishwasher; Refrigerator included; Ice maker connection
• Flooring: Carpet; Vinyl; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric cooling; Attic fan; Central gas heat; Floor/wall furnace
• Interior features: Washer connection; Electric dryer connection; Gas water heater; Smoke detectors; Window treatments; Floored attic; Ceiling fans; Walk-in shower; Breakfast bar; Formica kitchen counters
• Laundry & utility: Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $102k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/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 $99k (3.3% below list).
• Recommended offer: $99k (3.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#50 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Piggott School District (town): math 32% / reading 28% proficiency, ranked #157 of 238 in AR (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Piggott Elementary School (math 42% / reading 30%, grade F, #248 of 454 statewide, top 55%, 488 students, 65% FRL); Piggott High School (math 22% / reading 26%, grade F, #206 of 292 statewide, top 71%, 361 students, 49% FRL).
• Market conditions: 71 active listings in the ZIP; 4 units permitted in Clay County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($705 loan paydown + $10k appreciation (10.0% local appreciation)).
• Clay County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $42k; list at $102k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood 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 $98,643 (3.3% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.97% ✗
• Cap rate: 8.13%
• Cash-on-cash: 6.57%
• DSCR: 1.29
• GRM: 8.6

CMA / ARV

• ARV (median comp): $121,804
• List price: $102,000
• Delta: -16.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
690 Redwood Dr	0.07mi	4/2.0 (+1)	1,375 (-1%)	4mo	$159,000	$116	87
1120 Frisco Ln	0.06mi	3/2.0	1,286 (-8%)	2mo	$152,000	$118	83
560 S 14th Ave	0.10mi	3/2.0	1,311 (-6%)	11mo	$261,500	$199	77
560 S 14th Ave	0.11mi	3/2.0	1,311 (-6%)	11mo	$261,500	$199	77
1391 Wiley Dr	0.22mi	3/2.0	1,440 (+4%)	10mo	$40,000	$28	76
1344 Wallain Dr	0.08mi	3/1.0	1,232 (-11%)	1mo	$75,000	$61	72
1075 W Clay	0.21mi	3/2.0	1,536 (+10%)	2mo	$69,900	$46	71
420 N 12th Ave	0.51mi	3/2.0	1,344 (-3%)	1mo	$166,500	$124	70
162 S 10th Ave	0.31mi	3/2.0	1,507 (+8%)	4mo	$52,700	$35	68
677 Crestline Dr	0.24mi	2/1.0 (-1)	1,308 (-6%)	3mo	$69,500	$53	67
1610 S 12th Ave	0.65mi	3/1.5	1,382 (-1%)	10mo	$155,000	$112	58
787 W Main St	0.43mi	2/2.0 (-1)	1,236 (-11%)	6mo	$95,000	$77	51

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.0%
• Equity multiple: 3.15×
• Total profit: $61,278
• Equity at exit: $91,890

10-year hold

• IRR: 23.6%
• Equity multiple: 7.16×
• Total profit: $175,965
• Equity at exit: $198,164

Cash invested: $28,560 (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 72454

• Home prices YoY: 3.4%
• Active inventory: 71
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $986 medium
• Mortgage (P&I): −$535
• Tax from tax record: −$46 /mo · $547/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $90

Break-even live

Break-even rent $873

Max offer price $102,000

Occupancy floor 86%

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: $25,500
• Closing costs: $3,060
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $102,000 Active 43 DOM
2. 2026-06-18
   days on market $102,000 Active 42 DOM
3. 2026-06-17
   days on market $102,000 Active 41 DOM
4. 2026-06-16
   days on market $102,000 Active 40 DOM
5. 2026-06-15
   days on market $102,000 Active 39 DOM
6. 2026-06-14
   days on market $102,000 Active 37 DOM
7. 2026-06-12
   days on market $102,000 Active 36 DOM
8. 2026-06-09
   days on market $102,000 Active 33 DOM
9. 2026-06-08
   days on market $102,000 Active 32 DOM
10. 2026-06-07
    days on market $102,000 Active 31 DOM
11. 2026-06-05
    days on market $102,000 Active 29 DOM
12. 2026-06-04
    days on market $102,000 Active 27 DOM
13. 2026-06-02
    days on market $102,000 Active 26 DOM
14. 2026-06-01
    days on market $102,000 Active 25 DOM
15. 2026-05-31
    days on market $102,000 Active 24 DOM
16. 2026-05-31
    days on market $102,000 Active 23 DOM
17. 2026-05-07
    listed $102,000 New Listing 684-char remark

    Show marketing remark (684 chars)

    Welcome to 563 S. 12th Ave. in Piggott, AR 72454. This 1,390 sq ft home offers 3 bedrooms 2 bathrooms, and includes as spacious family room, eat-in kitchen, central heat and air, and updated double-hung windows throughout. Enjoy the oversized enclosed sunroom-perfect for enjoying your morning coffee year-round. This property is situated on a . 38 acre corner lot with an outbuilding for storage, and a walk-in storm shelter with interior entrance. This property provides both convenience and peace of mind. Whether you are looking for your first home, downsizing, or searching for a great investment opportunity, this property has much to offer. Schedule your private showing today!

18. 2026-05-07
    listed $102,000 Active 684-char remark

    Show marketing remark (684 chars)

    Welcome to 563 S. 12th Ave. in Piggott, AR 72454. This 1,390 sq ft home offers 3 bedrooms 2 bathrooms, and includes as spacious family room, eat-in kitchen, central heat and air, and updated double-hung windows throughout. Enjoy the oversized enclosed sunroom-perfect for enjoying your morning coffee year-round. This property is situated on a . 38 acre corner lot with an outbuilding for storage, and a walk-in storm shelter with interior entrance. This property provides both convenience and peace of mind. Whether you are looking for your first home, downsizing, or searching for a great investment opportunity, this property has much to offer. Schedule your private showing today!

19. 1996-08-01
    soldstatus $42,000

ⓘ 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: $547 · $46/mo
• Projected year-2 tax: $653 · $54/mo
• Expected delta: +$106/yr (+$9/mo · 19.3%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,837
• − Mortgage interest: −$5,714
• − Property taxes: −$547
• − Insurance: −$1,308
• − Repairs & maintenance: −$947
• − Management: −$947
• − Depreciation: −$2,967
• Taxable loss: −$592
• Est. tax savings @ 24.0%: +$142
• After-tax cash flow: $1,220/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: Piggott School District
• NCES district ID: 0511370
• Math proficiency: 32% ▼ -15.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $33,336
• Composite: 24.63/100
• National rank: #7628
• State rank: #157 of 238 in AR

Livability — Piggott

• Score: 70/100
• State rank: #50
• US rank: #7358

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Piggott, AR
• Population (ZIP): 4,699

Population outlook (Clay County) Hauer SSP2

• Today (2025): 13,564 people
• By 2030: 12,834 · -5.4%
• By 2040: 11,498 · -15.2%
• By 2050: 10,325 · -23.9%
• By 2075: 8,228 · -39.3%
• By 2100: 6,675 · -50.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Serbian 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Clay

• 2024 margin: Solid R (+61.6) · D 18.3% · R 79.9% · Other 1.9%
• 2008→2024 swing: -47.3pp toward R · 2008: -14.3pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+60.3 2016: R+29.8 2012: R+29.1 2008: R+14.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.57%
• Current HPI: 355.7877
• 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

+142.9% since first listed

3 events — show timeline

• 2026-05-07 Listed $102,000 NEABOR MLS
• 2026-05-07 Listed $102,000 CARMLS
• 1996-08-01 Sold (Public Records) $42,000 Public Records

Property tax history

+12.2%/yr

Latest (2025): $547 · +0.0% YoY. Source: county tax records.