1003 E F St · Russellville, AR 72801

$94,900

3 bd · 1.5 ba · 1,688 sqft · SingleFamily public records · 17 Days on market

Built 1958 7,697 sqft lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a spacious home? This one offers 3 bedrooms 1.5 bathrooms under $150,000. Come and check out this brick home on a slab foundation with 1,664 sq. ft. It has TWO living areas. Roof less than 8 years and HVAC less than 3 years old.

Key facts

• Open floor plan
• Galley style kitchen
• 7,697 sq ft lot

Tags

• OPEN FLOOR PLAN
• GALLEY STYLE KITCHEN

Property features AI

Finance

• HOA & community: Association fee: monthly

Exterior

• Parking: Concrete driveway (on-site parking)
• Utilities: Natural gas available; Public water; Public sewer
• Home design: Single-story; Brick and vinyl siding exterior; Slab foundation
• Construction: Brick and vinyl siding construction
• Exterior features: Concrete driveway; Partial fencing; Storage structure on property; City lot in a subdivision; Public road frontage

Interior

• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s); No additional interior features listed
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $372 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $93k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 3.5% in Russellville — 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 77/100 on livability (#10 in AR, #3,049 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: commute F, employment F.
• Russellville School District (town): math 46% / reading 45% proficiency, ranked #38 of 238 in AR (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.1%/yr); 93 active listings in the ZIP; 55 units permitted in Pope County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Pope County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 6.1% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $93,476 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.25% ✓
• Cap rate: 11.00%
• Cash-on-cash: 16.80%
• DSCR: 1.75
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $194,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
612 E E St	0.31mi	3/2.0	1,688 (0%)	6mo	$126,900	$75	78
612 N Greenwich Ave	0.23mi	3/2.0	1,520 (-10%)	8mo	$215,000	$141	64
1400 E G St	0.24mi	3/2.0	1,495 (-11%)	8mo	$214,250	$143	61
1201 N Boston Pl	0.74mi	3/2.0	1,708 (+1%)	1mo	$200,000	$117	61
1504 N Knoxville	0.69mi	3/2.0	1,750 (+4%)	1mo	$199,900	$114	59
600 N Nashville Ave	0.24mi	3/2.0	1,850 (+10%)	23mo	$205,000	$111	52
233 E K St	0.64mi	2/2.0 (-1)	1,665 (-1%)	12mo	$176,000	$106	51
312 E H St	0.51mi	3/2.0	1,562 (-8%)	19mo	$176,400	$113	46
1507 N Jackson Ave	0.70mi	3/2.0	1,486 (-12%)	1mo	$155,000	$104	44
1421 N Greenwich Ave	0.70mi	3/1.5	1,440 (-15%)	9mo	$165,000	$115	36
1220 Parker Rd	0.50mi	3/1.5	1,440 (-15%)	20mo	$192,000	$133	36
1504 N Louisville Ave	0.70mi	3/2.0	1,497 (-11%)	22mo	$204,000	$136	28

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 · 6.13% rent growth · sell at horizon

5-year hold

• IRR: 11.1%
• Equity multiple: 1.46×
• Total profit: $12,124
• Equity at exit: $14,150

10-year hold

• IRR: 22.4%
• Equity multiple: 3.17×
• Total profit: $57,762
• Equity at exit: $8,205

Cash invested: $26,572 (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 72801

• Home prices YoY: -24.5%
• Rents YoY: 6.1%
• Active inventory: 93
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,186 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$28 /mo · $333/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $372

Break-even live

Break-even rent $715

Max offer price $94,900

Occupancy floor 64%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-24
   status Pending
2. 2026-04-07
   listed $94,900 Active
3. 2021-12-06
   soldstatus $151,000
4. 2021-12-03
   soldstatus $151,000 242-char remark

   Show marketing remark (242 chars)

   Looking for a spacious home? This one offers 3 bedrooms 1.5 bathrooms under $150,000. Come and check out this brick home on a slab foundation with 1,664 sq. ft. It has TWO living areas. Roof less than 8 years and HVAC less than 3 years old.

5. 2021-10-22
   listed $145,900 242-char remark

   Show marketing remark (242 chars)

   Looking for a spacious home? This one offers 3 bedrooms 1.5 bathrooms under $150,000. Come and check out this brick home on a slab foundation with 1,664 sq. ft. It has TWO living areas. Roof less than 8 years and HVAC less than 3 years old.

6. 2006-06-21
   soldstatus $76,000
7. 2002-08-21
   soldstatus $54,000

ⓘ 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: $333 · $28/mo
• Projected year-2 tax: $607 · $51/mo
• Expected delta: +$274/yr (+$23/mo · 82.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $14,231
• − Mortgage interest: −$5,316
• − Property taxes: −$333
• − Insurance: −$474
• − Repairs & maintenance: −$1,138
• − Management: −$1,138
• − Depreciation: −$2,761
• Taxable income: $3,070
• Est. tax owed @ 24.0%: −$737
• After-tax cash flow: $3,726/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: Russellville School District
• NCES district ID: 0512060
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $38,619
• Composite: 37.98/100
• National rank: #4293
• State rank: #38 of 238 in AR

Livability — Russellville

• Score: 77/100
• State rank: #10
• US rank: #3049

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Russellville, AR
• County: Pope County · 42,302 people
• City population: 42,302
• Metro: Russellville, AR
• Population (ZIP): 19,019
• Household income: $47,830
• Rent vs Own: 54.1% rent · 45.9% own
• Severe rent burden: 665.0

Population outlook (Pope County) Hauer SSP2

• Today (2025): 66,303 people
• By 2030: 67,635 · +2.0%
• By 2040: 70,046 · +5.6%
• By 2050: 72,107 · +8.8%
• By 2075: 78,042 · +17.7%
• By 2100: 82,343 · +24.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 18% Two or more races 10% Black 4% Native American 3% Asian 3%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 84% English-only · Spanish 13% Chinese 1% Vietnamese 1%

Political lean MEDSL · Pope

• 2024 margin: Solid R (+52.2) · D 22.7% · R 74.9% · Other 2.4%
• 2008→2024 swing: -8.9pp toward R · 2008: -43.3pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+50.4 2016: R+50.5 2012: R+47.2 2008: R+43.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.65%
• Current HPI: 223.7613
• Rent YoY: ▲ 6.13%
• Metro: Russellville, AR
• 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

+75.7% since first listed

7 events — show timeline

• 2026-04-24 Pending — NWARMLS
• 2026-04-07 Listed $94,900 NWARMLS
• 2021-12-06 Sold (Public Records) $151,000 Public Records
• 2021-12-03 Sold (MLS) $151,000 NWARMLS
• 2021-10-22 Listed $145,900 NWARMLS
• 2006-06-21 Sold (Public Records) $76,000 Public Records
• 2002-08-21 Sold (Public Records) $54,000 Public Records

Property tax history

-1.4%/yr

Latest (2025): $333 · -23.1% YoY. Source: county tax records.