559 Lee 439 Rd · Moro, AR 72368

$125,000

3 bd · 2.0 ba · 1,808 sqft · SingleFamily public records · 18 Days on market

Built 1980 1.33 ac lot Est $125k · at est. ↓ 10% since listing

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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 +22.1/30.0
• ARV discount +7.4/15.0
• DSCR +7.1/10.0
• 1% rule +4.6/10.0
• Appreciation +4.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0

Listing remarks

3 Bedroom 3 bath home in Rural Arkansas Lee County. You will have peaceful country living with plenty of room to enjoy the countryside. Just a short drive from local services. Must see to Appreciate . . private and peaceful lifestyle. A great opportunity for country living.

Key facts

• 1.33 acre lot
• 2 parking spots
• Built 1980

Property features AI

Finance

• Financial info: Financing available: FHA, Conventional, or Cash

Exterior

• Parking: Carport for 2 cars
• Utilities: Septic system
• Home design: Brick exterior
• Construction: Metal roof; Slab foundation
• Exterior features: Porch; Level, cleared yard

Interior

• Kitchen: Free-standing stove; Microwave; Refrigerator stays
• Flooring: Vinyl flooring; Tile flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central electric cooling
• Interior features: Washer stays; Dryer stays; Electric water heater; Ceiling fans; Breakfast bar; Sheetrock walls/ceilings
• Laundry & utility: Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $201 ($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 $120k (4.0% below list).
• Recommended offer: $120k (4.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#338 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, crime F.
• Lee County School District (town): math 8% / reading 9% proficiency, ranked #235 of 238 in AR (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 96% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 5 active listings in the ZIP; 1 units permitted in Lee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $864 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lee County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($123k) 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.

Risks & watch-outs

• 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 $120,038 (4.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.96% ✗
• Cap rate: 8.22%
• Cash-on-cash: 6.88%
• DSCR: 1.31
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $124,752
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
559 Lee 439 Rd	0.00mi	3/3.0	1,808 (0%)	0mo	$125,000	$69	96

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

Projected returns pro-forma

-1.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $397
• Equity at exit: $27,078

10-year hold

• IRR: 7.5%
• Equity multiple: 1.68×
• Total profit: $23,829
• Equity at exit: $25,873

Cash invested: $35,000 (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 72368

• Home prices YoY: -1.6%
• Active inventory: 5
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$40 /mo · $482/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $201

Break-even live

Break-even rent $947

Max offer price $125,000

Occupancy floor 78%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-27
   status Under Contract
2. 2026-04-10
   listed $125,000 New Listing
3. 2026-03-02
   historical
4. 2025-07-10
   price $129,000
5. 2025-03-11
   listed $139,000 New Listing

ⓘ 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: $482 · $40/mo
• Projected year-2 tax: $800 · $67/mo
• Expected delta: +$318/yr (+$27/mo · 66.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $14,405
• − Mortgage interest: −$7,002
• − Property taxes: −$482
• − Insurance: −$625
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$3,636
• Taxable income: $355
• Est. tax owed @ 24.0%: −$85
• After-tax cash flow: $2,321/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: Lee County School District
• NCES district ID: 0509360
• Math proficiency: 8% ▼ -6.00%
• Reading proficiency: 9% ▼ -5.00%
• Median HH income: $28,151
• Composite: 6.29/100
• National rank: #10002
• State rank: #235 of 238 in AR

Livability — Moro

• Score: 57/100
• State rank: #338
• US rank: #21512

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,175

Population outlook (Lee County) Hauer SSP2

• Today (2025): 8,633 people
• By 2030: 8,163 · -5.4%
• By 2040: 7,360 · -14.7%
• By 2050: 6,711 · -22.3%
• By 2075: 5,485 · -36.5%
• By 2100: 4,611 · -46.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 14% Hispanic / Latino 7% Two or more races 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Iranian 1% Italian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Lee

• 2024 margin: Toss-up / Even · D 50.4% · R 46.9% · Other 2.7%
• 2008→2024 swing: -18.0pp toward R · 2008: 21.5pp · 2024: 3.5pp
• All cycles: 2024: D+3.5 2020: D+4.8 2016: D+16.9 2012: D+24.2 2008: D+21.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.52%
• Current HPI: 94.9789
• 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

-10.1% since first listed

5 events — show timeline

• 2026-04-27 Pending — CARMLS
• 2026-04-10 Listed $125,000 CARMLS
• 2026-03-02 Listing Removed — CARMLS
• 2025-07-10 Price Changed $129,000 CARMLS
• 2025-03-11 Listed $139,000 CARMLS

Property tax history

+0.5%/yr

Latest (2025): $482 · -52.0% YoY. Source: county tax records.