615 Brooklyn Rd · Branch, AR 72928

$1

3 bd · 2.0 ba · 1,654 sqft · SingleFamily public records · 15 Days on market

Built 1961 0.84 ac lot

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Schools +3.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

A/C installed in 2012, addition built in 1982, has a nice garden spot, an 8x12 storage building, covered patio 24x30. Additional acres can be purchased for $3,500 an acre. Nice older 3 bedroom, 2 bath country home.

Key facts

• Covered porch
• Central heat and air
• Open living area

Tags

• OPEN LIVING AREA
• CENTRAL HEAT AND AIR
• SOLAR PANELS
• COVERED PORCH
• DETACHED BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $870 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).

Location & tenants

• Location reads 55/100 on livability (#407 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime F, amenities F, commute F.
• County Line School District (rural): math 40% / reading 47% proficiency, ranked #45 of 238 in AR (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: County Line Elementary School (math 42% / reading 47%, grade F, #143 of 454 statewide, top 36%, 311 students, 72% FRL); County Line High School (math 37% / reading 47%, grade F, #38 of 292 statewide, top 14%, 254 students, 68% FRL).
• Market conditions: 9 active listings in the ZIP; 23 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Franklin County population projected at -16% 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 $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($0) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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.

Recommended offer $1

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 110065.00% ✓
• Cap rate: 1043414.20%
• Cash-on-cash: 3726456.81%
• DSCR: 165807.36
• GRM: 0.0

CMA / ARV

• ARV (on-the-fly): $309,298
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1914 E Ar-22	0.35mi	2/2.0 (-1)	1,874 (+13%)	3mo	$345,000	$184	54
926 N Hwy 41	0.64mi	4/2.0 (+1)	1,820 (+10%)	6mo	$340,000	$187	43

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: —
• Equity multiple: 197844.08×
• Total profit: $55,396
• Equity at exit: $0

10-year hold

• IRR: —
• Equity multiple: 427199.05×
• Total profit: $119,615
• Equity at exit: $1

Cash invested: $0 (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 72928

• Active inventory: 9

Monthly cashflow live

• Estimated rent: $1,101 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $870

Break-even live

Break-even rent —

Max offer price $1

Occupancy floor 16%

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-03-07
   status Pending
2. 2026-02-17
   listed $1 Active
3. 2025-02-28
   price $129,900
4. 2025-01-06
   listed $149,900 Active
5. 2017-08-30
   soldstatus $94,000
6. 2017-08-18
   soldstatus $94,000 214-char remark

   Show marketing remark (214 chars)

   A/C installed in 2012, addition built in 1982, has a nice garden spot, an 8x12 storage building, covered patio 24x30. Additional acres can be purchased for $3,500 an acre. Nice older 3 bedroom, 2 bath country home.

7. 2017-06-25
   listed $104,000 214-char remark

   Show marketing remark (214 chars)

   A/C installed in 2012, addition built in 1982, has a nice garden spot, an 8x12 storage building, covered patio 24x30. Additional acres can be purchased for $3,500 an acre. Nice older 3 bedroom, 2 bath country home.

8. 2002-04-01
   soldstatus $73,030

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

Taxation est. · year 1

• Rental income: $13,208
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$1,057
• − Management: −$1,057
• − Depreciation: −$0
• Taxable income: $11,094
• Est. tax owed @ 24.0%: −$2,663
• After-tax cash flow: $7,771/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: County Line School District
• NCES district ID: 0504740
• Math proficiency: 40% ▼ -22.00%
• Reading proficiency: 47% ▼ -11.00%
• Median HH income: $42,057
• Composite: 36.61/100
• National rank: #4623
• State rank: #45 of 238 in AR

Livability — Branch

• Score: 55/100
• State rank: #407
• US rank: #23433

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 660

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 16,946 people
• By 2030: 16,403 · -3.2%
• By 2040: 15,303 · -9.7%
• By 2050: 14,243 · -16.0%
• By 2075: 12,136 · -28.4%
• By 2100: 10,443 · -38.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Asian 11% Two or more races 6% Native American 2% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Lithuanian 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 5% Other Asian/Pacific 3%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+62.4) · D 17.7% · R 80.1% · Other 2.2%
• 2008→2024 swing: -23.1pp toward R · 2008: -39.3pp · 2024: -62.4pp
• All cycles: 2024: R+62.4 2020: R+61.4 2016: R+54.6 2012: R+44.4 2008: R+39.3

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

+77.9% since first listed

8 events — show timeline

• 2026-03-07 Pending — WRVBOR
• 2026-02-17 Listed $1 WRVBOR
• 2025-02-28 Price Changed $129,900 WRVBOR
• 2025-01-06 Listed $149,900 WRVBOR
• 2017-08-30 Sold (Public Records) $94,000 Public Records
• 2017-08-18 Sold (MLS) $94,000 WRVBOR
• 2017-06-25 Listed $104,000 WRVBOR
• 2002-04-01 Sold (Public Records) $73,030 Public Records

Property tax history

-24.8%/yr

Latest (2025): $47 · +0.0% YoY. Source: county tax records.