6627 Us Highway 278 · Rosston, AR 71858

$80,000

4 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 171 Days on market

Built 1997 1.12 ac 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 +8.2/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

This 4 bedroom, 2 bath home in Rosston is situated on 1.12 acres. Offering 1,152 sq ft, this property is located in the Nevada School District and approximately 0.3 miles from the school and just 0.8 miles from Dollar General. This home features a functional layout and would make a great starter home or investment opportunity.   Call Century 21 Campbell & Company for appointments 870-837-2121 Square Footage, Year Built and Lot Size taken from Courthouse Records.

Key facts

• 1.12 acre lot
• Built 1997
• Listed 170 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#245 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: housing C-, health & safety D+, schools F.
• Nevada School District (rural): math 17% / reading 21% proficiency, ranked #217 of 238 in AR (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 10 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($553 loan paydown + $2k appreciation (3.0% local appreciation)).
• Nevada County population projected at -24% 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $26k; list at $80k implies a 208% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.32% ✓
• Cap rate: 11.50%
• Cash-on-cash: 18.60%
• DSCR: 1.83
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 25.0%
• Equity multiple: 2.42×
• Total profit: $31,722
• Equity at exit: $35,971

10-year hold

• IRR: 25.7%
• Equity multiple: 4.66×
• Total profit: $81,923
• Equity at exit: $55,436

Cash invested: $22,400 (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 71858

• Active inventory: 10
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,058 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$35 /mo · $426/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $347

Break-even live

Break-even rent $618

Max offer price $80,000

Occupancy floor 62%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $80,000 Active 171 DOM
2. 2026-06-18
   days on market $80,000 Active 170 DOM
3. 2026-06-17
   days on market $80,000 Active 169 DOM
4. 2026-06-16
   days on market $80,000 Active 168 DOM
5. 2026-06-15
   days on market $80,000 Active 167 DOM
6. 2026-06-14
   days on market $80,000 Active 165 DOM
7. 2026-06-12
   days on market $80,000 Active 164 DOM
8. 2026-06-09
   days on market $80,000 Active 161 DOM
9. 2026-06-08
   days on market $80,000 Active 160 DOM
10. 2026-06-07
    days on market $80,000 Active 159 DOM
11. 2026-06-05
    days on market $80,000 Active 157 DOM
12. 2026-06-04
    days on market $80,000 Active 155 DOM
13. 2026-06-02
    days on market $80,000 Active 154 DOM
14. 2026-06-01
    days on market $80,000 Active 153 DOM
15. 2026-05-31
    days on market $80,000 Active 152 DOM
16. 2026-05-31
    days on market $80,000 Active 151 DOM
17. 2025-12-29
    listed $80,000 New Listing 478-char remark

    Show marketing remark (478 chars)

    This 4 bedroom, 2 bath home in Rosston is situated on 1.12 acres. Offering 1,152 sq ft, this property is located in the Nevada School District and approximately 0.3 miles from the school and just 0.8 miles from Dollar General. This home features a functional layout and would make a great starter home or investment opportunity.   Call Century 21 Campbell & Company for appointments 870-837-2121 Square Footage, Year Built and Lot Size taken from Courthouse Records.

18. 2022-08-04
    soldstatus $26,000 960-char remark

    Show marketing remark (960 chars)

    Looking to get away from the hustle and bustle? This home offers 4 bedrooms and 2 bathrooms on 1.12 acre, away from the city lights. Close to local stores, main highways, and the Interstate, this cute ranch style is located in the Heart of Rosston. Ready for the perfect family to make this house a home, this cozy place has the potential for an open floor plan with good-size bedrooms. Call any agent at Century 21 Campbell & Company for your showing at 870-837-2121. All initial offers must be submitted via PropOffers.com by the BUYER AGENT ONLY. Seller will not negotiate any Owner Occupant offers until the subject has been on the market for 7 days Seller will not negotiate any Investor offers until the subject has been on the market for 21 days Earnest Money amounts are: 10% of offer for cash offers (or $2,000 whichever is greater) and/or 1% of the purchase price or $2,000 whichever is greater AGENTS PLEASE SEE AGENTS DETAIL

19. 2022-08-04
    soldstatus $26,000

    Show marketing remark (960 chars)

    Looking to get away from the hustle and bustle? This home offers 4 bedrooms and 2 bathrooms on 1.12 acre, away from the city lights. Close to local stores, main highways, and the Interstate, this cute ranch style is located in the Heart of Rosston. Ready for the perfect family to make this house a home, this cozy place has the potential for an open floor plan with good-size bedrooms. Call any agent at Century 21 Campbell & Company for your showing at 870-837-2121. All initial offers must be submitted via PropOffers.com by the BUYER AGENT ONLY. Seller will not negotiate any Owner Occupant offers until the subject has been on the market for 7 days Seller will not negotiate any Investor offers until the subject has been on the market for 21 days Earnest Money amounts are: 10% of offer for cash offers (or $2,000 whichever is greater) and/or 1% of the purchase price or $2,000 whichever is greater AGENTS PLEASE SEE AGENTS DETAIL

20. 2022-07-05
    soldstatus $26,000
21. 2022-03-28
    listed $34,900 960-char remark

    Show marketing remark (960 chars)

    Looking to get away from the hustle and bustle? This home offers 4 bedrooms and 2 bathrooms on 1.12 acre, away from the city lights. Close to local stores, main highways, and the Interstate, this cute ranch style is located in the Heart of Rosston. Ready for the perfect family to make this house a home, this cozy place has the potential for an open floor plan with good-size bedrooms. Call any agent at Century 21 Campbell & Company for your showing at 870-837-2121. All initial offers must be submitted via PropOffers.com by the BUYER AGENT ONLY. Seller will not negotiate any Owner Occupant offers until the subject has been on the market for 7 days Seller will not negotiate any Investor offers until the subject has been on the market for 21 days Earnest Money amounts are: 10% of offer for cash offers (or $2,000 whichever is greater) and/or 1% of the purchase price or $2,000 whichever is greater AGENTS PLEASE SEE AGENTS DETAIL

22. 2022-03-28
    listed $34,900

    Show marketing remark (960 chars)

    Looking to get away from the hustle and bustle? This home offers 4 bedrooms and 2 bathrooms on 1.12 acre, away from the city lights. Close to local stores, main highways, and the Interstate, this cute ranch style is located in the Heart of Rosston. Ready for the perfect family to make this house a home, this cozy place has the potential for an open floor plan with good-size bedrooms. Call any agent at Century 21 Campbell & Company for your showing at 870-837-2121. All initial offers must be submitted via PropOffers.com by the BUYER AGENT ONLY. Seller will not negotiate any Owner Occupant offers until the subject has been on the market for 7 days Seller will not negotiate any Investor offers until the subject has been on the market for 21 days Earnest Money amounts are: 10% of offer for cash offers (or $2,000 whichever is greater) and/or 1% of the purchase price or $2,000 whichever is greater AGENTS PLEASE SEE AGENTS DETAIL

ⓘ 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: $426 · $35/mo
• Projected year-2 tax: $512 · $43/mo
• Expected delta: +$86/yr (+$7/mo · 20.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 21 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $12,691
• − Mortgage interest: −$4,481
• − Property taxes: −$426
• − Insurance: −$400
• − Repairs & maintenance: −$1,015
• − Management: −$1,015
• − Depreciation: −$2,327
• Taxable income: $3,026
• Est. tax owed @ 24.0%: −$726
• After-tax cash flow: $3,439/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: Nevada School District
• NCES district ID: 0500030
• Math proficiency: 17% ▼ -14.00%
• Reading proficiency: 21% ▼ -10.00%
• Median HH income: $35,448
• Composite: 15.68/100
• National rank: #9283
• State rank: #217 of 238 in AR

Livability — Rosston

• Score: 61/100
• State rank: #245
• US rank: #17994

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rosston, AR
• City population: 1,686
• Population (ZIP): 1,686

Population outlook (Nevada County) Hauer SSP2

• Today (2025): 7,890 people
• By 2030: 7,473 · -5.3%
• By 2040: 6,681 · -15.3%
• By 2050: 6,034 · -23.5%
• By 2075: 5,068 · -35.8%
• By 2100: 4,689 · -40.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Black 38% Two or more races 2%

Political lean MEDSL · Nevada

• 2024 margin: Solid R (+39.7) · D 29.2% · R 68.9% · Other 1.9%
• 2008→2024 swing: -23.5pp toward R · 2008: -16.2pp · 2024: -39.7pp
• All cycles: 2024: R+39.7 2020: R+31.5 2016: R+26.1 2012: R+20.1 2008: R+16.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+129.2% since first listed

6 events — show timeline

• 2025-12-29 Listed $80,000 CARMLS
• 2022-08-04 Sold (MLS) $26,000 CARMLS
• 2022-08-04 Sold (MLS) $26,000 CARMLS
• 2022-07-05 Sold (Public Records) $26,000 Public Records
• 2022-03-28 Listed $34,900 CARMLS
• 2022-03-28 Listed $34,900 CARMLS

Property tax history

+9.7%/yr

Latest (2025): $426 · +9.1% YoY. Source: county tax records.