1501 Red Bud Ln · Stuttgart, AR 72160

$155,000

4 bd · 3.5 ba · 2,596 sqft · SingleFamily public records · 47 Days on market

Built 1958 0.30 ac lot $60/sqft · at area comps Est $162k · at est.

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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 +14.2/30.0
• ARV discount +9.5/15.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This spacious home features 4 bedrooms and 3.5 bathrooms and is well-suited for large or multi-generational living. Situated on a corner lot with generous road frontage, the property also offers a fenced backyard with ample space for outdoor gatherings and entertaining. With solid square footage and a flexible layout, this home presents a great opportunity for buyers looking to customize and add value. It may qualify for renovation financing options such as an FHA 203(k) or conventional renovation loan. The property is being sold as-is, and pricing reflects its current condition. Cash offers are encouraged. Known condition issues—please see agent remarks and seller disclosure for addi

Key facts

• Bonus room
• Floored attic space
• Fenced backyard

Tags

• BONUS ROOM
• FLOORED ATTIC SPACE
• SEPARATE LAUNDRY AREA
• CORNER LOT
• FENCED BACKYARD
• GENEROUS ROAD FRONTAGE

Property features AI

Finance

• Financial info: Financing options may include conventional loan, cash, or other (see remarks)

Exterior

• Parking: Carport for 4+ cars
• Utilities: Public sewer; Public water; Municipal electric service (Entergy); Natural gas; Fiber internet available
• Home design: Brick and metal/vinyl siding exterior; Slab/crawl space foundation
• Construction: Architectural shingle roof
• Exterior features: Deck; Partially fenced yard; Outside storage area; Brick fence; Wood fence; Pool (unspecified); Paved road access; Corner lot; Inside city limits; Located in a subdivision

Interior

• Kitchen: Dishwasher; Disposal
• Bedrooms: Not specified
• Flooring: Carpet; Wood; Vinyl; Tile
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central gas heat; Central electric cooling; Window air-conditioning units; Programmable thermostat
• Interior features: Washer and dryer connections (dryer electric); Gas water heater; Floored attic; Built-in cabinetry; Ceiling fans; 3/4 bathroom
• Laundry & utility: Laundry room; Washer connection; Dryer connection (electric)

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $25 ($306/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 $139k (10.4% below list).
• Recommended offer: $139k (10.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#163 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, crime F, amenities F.
• Stuttgart School District (town): math 28% / reading 24% proficiency, ranked #180 of 238 in AR (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Park Avenue Elementary School (math 30% / reading 17%, grade F, #361 of 454 statewide, top 80%, 644 students, 100% FRL); Stuttgart Junior High School (math 26% / reading 31%, grade F, #149 of 201 statewide, top 74%, 265 students, 59% FRL); Stuttgart High School (math 23% / reading 25%, grade F, #206 of 292 statewide, top 71%, 471 students, 41% FRL).
• Market conditions: 38 active listings in the ZIP; 17 units permitted in Arkansas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Arkansas County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,816 (10.4% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.90% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.70%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (median comp): $162,233
• List price: $155,000
• Delta: -4.46%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1810 S Prairie St	0.28mi	3/3.0 (-1)	2,468 (-5%)	13mo	$249,750	$101	61
2006 S Prairie St	0.50mi	4/3.5	2,358 (-9%)	6mo	$275,000	$117	57
1711 Coker Hampton St	0.25mi	4/2.5	2,924 (+13%)	11mo	$245,000	$84	54
305 W 7th St	0.54mi	4/2.5	2,780 (+7%)	19mo	$55,000	$20	43
1103 S College St	0.56mi	3/2.0 (-1)	2,268 (-13%)	10mo	$110,000	$49	34

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: -15.2%
• Equity multiple: 0.46×
• Total profit: $-23,473
• Equity at exit: $23,111

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-18,266
• Equity at exit: $13,402

Cash invested: $43,400 (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 72160

• Home prices YoY: -31.9%
• Active inventory: 38
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,388 medium
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $25

Break-even live

Break-even rent $1,356

Max offer price $155,000

Occupancy floor 93%

Sensitivity live

Price	-10% $133	-5% $79	+0% $25	+5% $-28	+10% $-82
Rent	-10% $-84	-5% $-29	+0% $25	+5% $80	+10% $135
Rate	-1.0pp $104	-0.5pp $65	base $25	+0.5pp $-15	+1.0pp $-56

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $155,000 Active 47 DOM
2. 2026-06-19
   days on market $155,000 Active 45 DOM
3. 2026-06-18
   days on market $155,000 Active 44 DOM
4. 2026-06-17
   days on market $155,000 Active 43 DOM
5. 2026-06-16
   days on market $155,000 Active 42 DOM
6. 2026-06-15
   days on market $155,000 Active 41 DOM
7. 2026-06-14
   days on market $155,000 Active 39 DOM
8. 2026-06-12
   days on market $155,000 Active 38 DOM
9. 2026-06-09
   days on market $155,000 Active 35 DOM
10. 2026-06-08
    days on market $155,000 Active 34 DOM
11. 2026-06-07
    days on market $155,000 Active 33 DOM
12. 2026-06-07
    days on market $155,000 Active 32 DOM
13. 2026-06-04
    days on market $155,000 Active 29 DOM
14. 2026-06-02
    days on market $155,000 Active 28 DOM
15. 2026-06-01
    days on market $155,000 Active 27 DOM
16. 2026-05-31
    days on market $155,000 Active 26 DOM
17. 2026-05-31
    days on market $155,000 Active 25 DOM
18. 2026-05-08
    listed $155,000 New Listing 812-char remark
19. 2026-05-08
    status Active 812-char remark
20. 2026-05-01
    historical 812-char remark
21. 2025-05-27
    historical
22. 2024-12-06
    price $155,000
23. 2024-08-14
    price $165,000
24. 2024-06-14
    listed $180,000 New Listing
25. 2005-02-28
    soldstatus $240,000
26. 1995-09-11
    soldstatus $67,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $16,658
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$4,509
• Taxable loss: −$2,299
• Est. tax savings @ 24.0%: +$552
• After-tax cash flow: $857/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: Stuttgart School District
• NCES district ID: 0512960
• Math proficiency: 28% ▼ -15.00%
• Reading proficiency: 24% ▼ -6.00%
• Median HH income: $38,851
• Composite: 21.85/100
• National rank: #8240
• State rank: #180 of 238 in AR

Livability — Stuttgart

• Score: 64/100
• State rank: #163
• US rank: #13757

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stuttgart, AR
• Population (ZIP): 8,895

Population outlook (Arkansas County) Hauer SSP2

• Today (2025): 17,211 people
• By 2030: 16,520 · -4.0%
• By 2040: 15,158 · -11.9%
• By 2050: 13,916 · -19.1%
• By 2075: 11,278 · -34.5%
• By 2100: 8,805 · -48.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (57%)
• Race & ethnicity: White 57% Black 38% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Arkansas

• 2024 margin: Solid R (+44.1) · D 27.1% · R 71.2% · Other 1.7%
• 2008→2024 swing: -21.7pp toward R · 2008: -22.4pp · 2024: -44.1pp
• All cycles: 2024: R+44.1 2020: R+39.5 2016: R+30.6 2012: R+22.2 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.76%
• Current HPI: 159.9216
• 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

+131.3% since first listed

9 events — show timeline

• 2026-05-08 Listed $155,000 CARMLS
• 2026-05-08 Relisted — CARMLS
• 2026-05-01 Listing Removed — CARMLS
• 2025-05-27 Listing Removed — CARMLS
• 2024-12-06 Price Changed $155,000 CARMLS
• 2024-08-14 Price Changed $165,000 CARMLS
• 2024-06-14 Listed $180,000 CARMLS
• 2005-02-28 Sold (Public Records) $240,000 Public Records
• 1995-09-11 Sold (Public Records) $67,000 Public Records

Property tax history

-45.2%/yr

Latest (2024): $2 · +0.0% YoY. Source: county tax records.