512 West St · White Hall, AR 71602

$139,900

3 bd · 2.0 ba · 1,492 sqft · SingleFamily public records · 132 Days on market

Built 1960 0.32 ac lot $94/sqft · 10% below area Est $155k · 10% under

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Why this score? — see what drove the C- 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 +19.9/30.0
• ARV discount +11.8/15.0
• DSCR +6.3/10.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming 3-bedroom, 2-bath property conveniently located near Taylor Elementary and White Hall Middle School. Perfect for first-time buyers or those looking for a comfortable starter home, this inviting residence offers a cozy atmosphere and a comfortable living room ideal for relaxing or entertaining. The home features a separate laundry room and a heated and cooled bonus space currently used for storage that could easily serve as a fourth bedroom, office, or hobby room if desired. With its warm feel and convenient location, this home is ready to welcome its next owners.

Key facts

• Convenient location
• 0.32 acre lot
• Built 1960

Tags

• SEPARATE LAUNDRY ROOM
• HEATED AND COOLED BONUS SPACE
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/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 $125k (10.3% below list).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 4.0% in White Hall — 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 73/100 on livability (#20 in AR) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• White Hall School District (rural): math 36% / reading 38% proficiency, ranked #86 of 238 in AR (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 90 active listings in the ZIP; 62 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jefferson County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $140k implies a 218% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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.
6. 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.
7. 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: 7.75%
• Cash-on-cash: 5.20%
• DSCR: 1.23
• GRM: 9.3

CMA / ARV

• ARV (median comp): $154,742
• List price: $139,900
• Delta: -9.59%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
614 Winchester	0.42mi	3/2.0	1,498 (+0%)	6mo	$120,000	$80	75
806 Meredith St	0.23mi	3/1.5	1,396 (-6%)	2mo	$165,000	$118	75
208 Turner Ave	0.40mi	3/2.0	1,560 (+5%)	2mo	$258,400	$166	72
802 Meredith St	0.21mi	3/2.0	1,628 (+9%)	6mo	$175,000	$107	70
516 White Hall	0.30mi	3/2.0	1,616 (+8%)	3mo	$90,000	$56	70
401 Cooper	0.31mi	4/2.0 (+1)	1,386 (-7%)	2mo	$170,000	$123	67
22 Concord Dr	0.63mi	3/2.0	1,540 (+3%)	4mo	$160,000	$104	62
617 Winchester Ave	0.44mi	3/2.0	1,344 (-10%)	5mo	$40,000	$30	59
13 Patrick Henry Pl	0.49mi	3/1.5	1,612 (+8%)	6mo	$175,000	$109	57
349 Regal Oaks Cir	0.48mi	3/2.0	1,671 (+12%)	3mo	$205,000	$123	55
613 Winchester Ave	0.41mi	3/1.5	1,345 (-10%)	10mo	$150,500	$112	54
318 Regal Oaks	0.52mi	3/2.0	1,687 (+13%)	6mo	$196,000	$116	49

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: -8.3%
• Equity multiple: 0.70×
• Total profit: $-11,926
• Equity at exit: $20,860

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $3,253
• Equity at exit: $12,096

Cash invested: $39,172 (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 71602

• Home prices YoY: -7.8%
• Active inventory: 90
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,254 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$29 /mo · $350/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $170

Break-even live

Break-even rent $1,039

Max offer price $139,900

Occupancy floor 81%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $139,900 Active 132 DOM
2. 2026-06-18
   days on market $139,900 Active 131 DOM
3. 2026-06-17
   days on market $139,900 Active 130 DOM
4. 2026-06-16
   days on market $139,900 Active 129 DOM
5. 2026-06-15
   days on market $139,900 Active 128 DOM
6. 2026-06-14
   statusdays on market $139,900 Active 126 DOM
7. 2026-06-12
   days on market $139,900 Price Change 125 DOM
8. 2026-06-09
   days on market $139,900 Price Change 122 DOM
9. 2026-06-08
   days on market $139,900 Price Change 121 DOM
10. 2026-06-07
    pricestatusdays on market $139,900 Price Change 120 DOM
11. 2026-06-05
    days on market $147,500 Active 117 DOM
12. 2026-06-03
    days on market $147,500 Active 116 DOM
13. 2026-06-02
    days on market $147,500 Active 115 DOM
14. 2026-06-01
    days on market $147,500 Active 114 DOM
15. 2026-05-31
    days on market $147,500 Active 113 DOM
16. 2026-05-30
    days on market $147,500 Active 112 DOM
17. 2026-04-30
    price $147,500 599-char remark

    Show marketing remark (599 chars)

    Welcome home to this charming 3-bedroom, 2-bath property conveniently located near Taylor Elementary and White Hall Middle School. Perfect for first-time buyers or those looking for a comfortable starter home, this inviting residence offers a cozy atmosphere and a comfortable living room ideal for relaxing or entertaining. The home features a separate laundry room and a heated and cooled bonus space currently used for storage that could easily serve as a fourth bedroom, office, or hobby room if desired. With its warm feel and convenient location, this home is ready to welcome its next owners.

18. 2026-02-07
    listed $150,500 New Listing 599-char remark

    Show marketing remark (599 chars)

    Welcome home to this charming 3-bedroom, 2-bath property conveniently located near Taylor Elementary and White Hall Middle School. Perfect for first-time buyers or those looking for a comfortable starter home, this inviting residence offers a cozy atmosphere and a comfortable living room ideal for relaxing or entertaining. The home features a separate laundry room and a heated and cooled bonus space currently used for storage that could easily serve as a fourth bedroom, office, or hobby room if desired. With its warm feel and convenient location, this home is ready to welcome its next owners.

19. 2026-02-06
    historical
20. 2025-12-12
    price $152,500
21. 2025-10-19
    listed $160,000 New Listing
22. 1986-09-23
    soldstatus $44,000

ⓘ 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: $350 · $29/mo
• Projected year-2 tax: $895 · $75/mo
• Expected delta: +$546/yr (+$45/mo · 155.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $15,051
• − Mortgage interest: −$7,837
• − Property taxes: −$350
• − Insurance: −$700
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$4,070
• Taxable loss: −$312
• Est. tax savings @ 24.0%: +$75
• After-tax cash flow: $2,113/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: White Hall School District
• NCES district ID: 0514140
• Math proficiency: 36% ▼ -12.00%
• Reading proficiency: 38% ▼ -13.00%
• Median HH income: $51,633
• Composite: 32.16/100
• National rank: #5788
• State rank: #86 of 238 in AR

Livability — White Hall

• Score: 73/100
• State rank: #20
• US rank: #5275

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: White Hall, AR
• Population (ZIP): 15,922

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 63,110 people
• By 2030: 58,519 · -7.3%
• By 2040: 49,740 · -21.2%
• By 2050: 42,331 · -32.9%
• By 2075: 29,591 · -53.1%
• By 2100: 21,047 · -66.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 58% Black 32% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Jefferson

• 2024 margin: Strong D (+20.1) · D 59.2% · R 39.2% · Other 1.6%
• 2008→2024 swing: -6.2pp toward R · 2008: 26.3pp · 2024: 20.1pp
• All cycles: 2024: D+20.1 2020: D+21.7 2016: D+25.3 2012: D+29.0 2008: D+26.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.84%
• Current HPI: 223.9305
• 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

+235.2% since first listed

6 events — show timeline

• 2026-04-30 Price Changed $147,500 CARMLS
• 2026-02-07 Listed $150,500 CARMLS
• 2026-02-06 Listing Removed — CARMLS
• 2025-12-12 Price Changed $152,500 CARMLS
• 2025-10-19 Listed $160,000 CARMLS
• 1986-09-23 Sold (Public Records) $44,000 Public Records

Property tax history

-1.4%/yr

Latest (2025): $350 · -29.3% YoY. Source: county tax records.