300 N Center St · Marshall, AR 72650

$100,000

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 264 Days on market

1.33 ac lot $89/sqft · 6% below area Est $107k · 6% 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 +24.8/30.0
• ARV discount +10.3/15.0
• DSCR +8.0/10.0
• 1% rule +5.3/10.0
• Appreciation +5.0/10.0
• Livability +3.3/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming stone exterior home with investment potential! This 3 bedroom, 1 bath property is currently being used as a rental and offers plenty of opportunity as a fixer upper. Features include central heat and air, spacious layout, and a classic stone façade. With updates and repairs, this home could make a comfortable residence or continue as a steady income-producing rental. Convenient location in Marshall close to schools, shopping, and downtown amenities.

Key facts

• Close to schools
• Central heat and air
• Classic stone façade

Tags

• STONE EXTERIOR
• CENTRAL HEAT AND AIR
• SPACIOUS LAYOUT
• CLASSIC STONE FAÇADE
• CONVENIENT LOCATION
• CLOSE TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.5% in Marshall — 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 66/100 on livability (#115 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D-, amenities F, commute F.
• Searcy County School District (rural): math 39% / reading 40% proficiency, ranked #82 of 238 in AR (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Marshall Elementary School (math 64% / reading 34%, grade D, #93 of 454 statewide, top 23%, 293 students, 99% FRL); Leslie Elementary School (math 47% / reading 37%, grade D-, #78 of 201 statewide, top 40%, 190 students, 98% FRL); Marshall High School (math 28% / reading 43%, grade F, #85 of 292 statewide, top 30%, 358 students, 99% FRL) — zoned schools average 99% FRL vs 57% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 80 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (3.0% local appreciation)).
• Searcy County population projected at -26% 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 264 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; list at $100k implies a 257% gain — meaningful room to come down on a strong offer.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 264 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 D-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 D 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: 1.03% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.08%
• DSCR: 1.40
• GRM: 8.1

CMA / ARV

• ARV (median comp): $106,574
• List price: $100,000
• Delta: -6.17%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 N Center St	0.04mi	2/1.0 (-1)	1,120 (0%)	19mo	$40,000	$36	77
405 Walnut St	0.59mi	3/2.0	1,088 (-3%)	9mo	$154,000	$142	56
404 Walnut St	0.57mi	2/1.0 (-1)	1,274 (+14%)	3mo	$64,500	$51	43
404 Cedar St	0.57mi	3/2.0	1,220 (+9%)	17mo	$120,000	$98	40

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: 16.0%
• Equity multiple: 1.91×
• Total profit: $25,503
• Equity at exit: $44,964

10-year hold

• IRR: 17.6%
• Equity multiple: 3.57×
• Total profit: $71,842
• Equity at exit: $69,295

Cash invested: $28,000 (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 72650

• Active inventory: 80
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,034 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$39 /mo · $466/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $212

Break-even live

Break-even rent $766

Max offer price $100,000

Occupancy floor 75%

Sensitivity live

Price	-10% $268	-5% $240	+0% $212	+5% $184	+10% $155
Rent	-10% $130	-5% $171	+0% $212	+5% $253	+10% $294
Rate	-1.0pp $262	-0.5pp $237	base $212	+0.5pp $186	+1.0pp $160

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $100,000 Active 264 DOM
2. 2026-06-19
   days on market $100,000 Active 262 DOM
3. 2026-06-18
   days on market $100,000 Active 261 DOM
4. 2026-06-17
   days on market $100,000 Active 260 DOM
5. 2026-06-16
   days on market $100,000 Active 259 DOM
6. 2026-06-15
   days on market $100,000 Active 258 DOM
7. 2026-06-14
   days on market $100,000 Active 256 DOM
8. 2026-06-12
   days on market $100,000 Active 255 DOM
9. 2026-06-09
   days on market $100,000 Active 252 DOM
10. 2026-06-08
    days on market $100,000 Active 251 DOM
11. 2026-06-07
    days on market $100,000 Active 250 DOM
12. 2026-06-07
    days on market $100,000 Active 249 DOM
13. 2026-06-04
    days on market $100,000 Active 246 DOM
14. 2026-06-02
    days on market $100,000 Active 245 DOM
15. 2026-06-01
    days on market $100,000 Active 244 DOM
16. 2026-05-31
    days on market $100,000 Active 243 DOM
17. 2026-05-31
    days on market $100,000 Active 242 DOM
18. 2025-09-30
    listed $100,000 Active 469-char remark

    Show marketing remark (469 chars)

    Charming stone exterior home with investment potential! This 3 bedroom, 1 bath property is currently being used as a rental and offers plenty of opportunity as a fixer upper. Features include central heat and air, spacious layout, and a classic stone façade. With updates and repairs, this home could make a comfortable residence or continue as a steady income-producing rental. Convenient location in Marshall close to schools, shopping, and downtown amenities.

19. 2004-07-20
    soldstatus $28,000

ⓘ 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: $466 · $39/mo
• Projected year-2 tax: $640 · $53/mo
• Expected delta: +$174/yr (+$15/mo · 37.5%)

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

Taxation est. · year 1

• Rental income: $12,406
• − Mortgage interest: −$5,602
• − Property taxes: −$466
• − Insurance: −$500
• − Repairs & maintenance: −$993
• − Management: −$993
• − Depreciation: −$2,909
• Taxable income: $945
• Est. tax owed @ 24.0%: −$227
• After-tax cash flow: $2,316/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: Searcy County School District
• NCES district ID: 0509480
• Math proficiency: 39% ▼ -16.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $31,222
• Composite: 32.28/100
• National rank: #5751
• State rank: #82 of 238 in AR

Livability — Marshall

• Score: 66/100
• State rank: #115
• US rank: #11273

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marshall, AR
• Population (ZIP): 4,462

Population outlook (Searcy County) Hauer SSP2

• Today (2025): 7,091 people
• By 2030: 6,656 · -6.1%
• By 2040: 5,868 · -17.2%
• By 2050: 5,250 · -26.0%
• By 2075: 4,407 · -37.9%
• By 2100: 3,834 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 3% Native American 2%
• Common ancestry: Iranian 4% Romanian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Searcy

• 2024 margin: Solid R (+72.2) · D 13.2% · R 85.4% · Other 1.4%
• 2008→2024 swing: -26.3pp toward R · 2008: -45.9pp · 2024: -72.2pp
• All cycles: 2024: R+72.2 2020: R+69.1 2016: R+63.7 2012: R+51.0 2008: R+45.9

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

+257.1% since first listed

2 events — show timeline

• 2025-09-30 Listed $100,000 NWARMLS
• 2004-07-20 Sold (Public Records) $28,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $466 · +8.3% YoY. Source: county tax records.