121 Central St · Rondo, AR 72355

$60,000

3 bd · 1.0 ba · 984 sqft · SingleFamily public records · 180 Days on market

↓ 14% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Schools +0.6/10.0

Listing remarks MLS

Nice 3 bedroom 1 bath home for first time home buyer or investor. Whether you're looking to settle in or expand your investment portfolio, this property is a wonderful opportunity.

Key facts

• Listed 179 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($993 rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 47/100 on livability (#515 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: schools F, crime F, amenities 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: 3 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 $415 of loan paydown is wiped out by about $902 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.
• At projected returns (-1.5% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 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: 1.66% ✓
• Cap rate: 13.69%
• Cash-on-cash: 26.42%
• DSCR: 2.18
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.6%
• Equity multiple: 2.05×
• Total profit: $17,707
• Equity at exit: $13,045

10-year hold

• IRR: 29.5%
• Equity multiple: 3.94×
• Total profit: $49,345
• Equity at exit: $12,507

Cash invested: $16,800 (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 72355

• Home prices YoY: -1.6%
• Active inventory: 3
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $993 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $370

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 58%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $60,000 Active 180 DOM
2. 2026-06-18
   days on market $60,000 Active 179 DOM
3. 2026-06-17
   days on market $60,000 Active 178 DOM
4. 2026-06-16
   days on market $60,000 Active 177 DOM
5. 2026-06-15
   days on market $60,000 Active 176 DOM
6. 2026-06-14
   days on market $60,000 Active 174 DOM
7. 2026-06-12
   days on market $60,000 Active 173 DOM
8. 2026-06-09
   days on market $60,000 Active 170 DOM
9. 2026-06-08
   days on market $60,000 Active 169 DOM
10. 2026-06-07
    days on market $60,000 Active 168 DOM
11. 2026-06-07
    days on market $60,000 Active 167 DOM
12. 2026-06-04
    days on market $60,000 Active 164 DOM
13. 2026-06-02
    days on market $60,000 Active 163 DOM
14. 2026-06-01
    days on market $60,000 Active 162 DOM
15. 2026-05-31
    days on market $60,000 Active 161 DOM
16. 2026-05-31
    days on market $60,000 Active 160 DOM
17. 2026-03-17
    price $60,000 180-char remark

    Show marketing remark (180 chars)

    Nice 3 bedroom 1 bath home for first time home buyer or investor. Whether you're looking to settle in or expand your investment portfolio, this property is a wonderful opportunity.

18. 2025-12-22
    listed $70,000 Active 180-char remark

    Show marketing remark (180 chars)

    Nice 3 bedroom 1 bath home for first time home buyer or investor. Whether you're looking to settle in or expand your investment portfolio, this property is a wonderful opportunity.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% 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 5/10 Major 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: $11,918
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$953
• − Management: −$953
• − Depreciation: −$1,745
• Taxable income: $3,705
• Est. tax owed @ 24.0%: −$889
• After-tax cash flow: $3,550/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 — Rondo

• Score: 47/100
• State rank: #515
• US rank: #26273

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rondo, AR
• Population (ZIP): 1,935

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: Majority Black (54%)
• Race & ethnicity: Black 54% White 42% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Lithuanian 2%
• Foreign-born: 0%

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: ▼ -1.50%
• Current HPI: 91.9465
• 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

-14.3% since first listed

2 events — show timeline

• 2026-03-17 Price Changed $60,000 EARA
• 2025-12-22 Listed $70,000 EARA