1211 S Ninth St · Mena, AR 71953

$60,000

5 bd · 1.0 ba · 1,710 sqft · SingleFamily public records · 145 Days on market

Built 1970 10,454 sqft lot ↓ 20% 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 +4.4/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Calling All Renovators and History Buffs! This captivating home boasts original woodwork throughout, waiting to be brought back to its former glory. While the house needs TLC, the potential for a stunning restoration is undeniable. This gem sits on a spacious corner lot, offering extra yard space and a touch of privacy. Conveniently situated, you'll enjoy easy access to all the necessities and amenities in our area. This unique property offers a perfect blend of character and location. Roll up your sleeves and turn this house into a showstopper. Close to downtonw Mena! AGENTS PLEASE SEE REMARKS

Key facts

• Large corner lot
• Historic home
• Detached

Tags

• LARGE CORNER LOT
• HISTORIC HOME
• PRIME IN-TOWN LOCATION
• WALKING DISTANCE TO DOWNTOWN
• NEW MOUNTAIN BIKE TRAIL SYSTEM
• DETACHED

Property features AI

Finance

• Other: Lot approximately 88 x 120 (0.24 acre)
• Financial info: Financing options include conventional loan, owner financing possible, or cash

Exterior

• Parking: Parking pads
• Utilities: Public sewer; Public water; Municipal electric service (Entergy); Natural gas
• Home design: Frame construction; Inside city limits
• Construction: Frame exterior; Composition roof; Crawl space foundation
• Exterior features: Porch; Paved road access; Level, corner lot with mountain and vista views

Interior

• Kitchen: Formica counters
• Bedrooms: Includes living spaces and den/family room (see room list for layout)
• Flooring: Carpet; Wood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Window air conditioning units; Gas space heater
• Interior features: Washer connection; Electric dryer connection; Gas water heater; Built-in shelving/cabinetry; Formica kitchen countertops
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $688 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.0% vs local median 3.1% in Mena — 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 65/100 on livability (#142 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, crime D, amenities F.
• Mena School District (rural): math 42% / reading 38% proficiency, ranked #70 of 238 in AR (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 204 active listings in the ZIP; 4 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $415 of loan paydown is wiped out by about $711 of value loss. Plan a longer hold.
• Polk County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.2% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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.
• Current owner paid $38k; list at $60k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/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 145 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 1970 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.22% ✓
• Cap rate: 20.05%
• Cash-on-cash: 49.13%
• DSCR: 3.19
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $136,800
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1809 Bethesda Rd	0.50mi	4/2.0 (-1)	1,608 (-6%)	21mo	$129,000	$80	40
205 Ninth St	0.71mi	4/2.0 (-1)	1,915 (+12%)	6mo	$100,000	$52	33
1006 Reine St	0.72mi	4/2.5 (-1)	1,528 (-11%)	22mo	$325,000	$213	20

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

Projected returns pro-forma

-1.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 49.0%
• Equity multiple: 3.31×
• Total profit: $38,774
• Equity at exit: $13,952

10-year hold

• IRR: 52.8%
• Equity multiple: 6.62×
• Total profit: $94,494
• Equity at exit: $14,202

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 71953

• Home prices YoY: -0.4%
• Active inventory: 204
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,329 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$23 /mo · $271/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $688

Break-even live

Break-even rent $458

Max offer price $60,000

Occupancy floor 43%

Sensitivity live

Price	-10% $722	-5% $705	+0% $688	+5% $671	+10% $654
Rent	-10% $583	-5% $635	+0% $688	+5% $740	+10% $793
Rate	-1.0pp $718	-0.5pp $703	base $688	+0.5pp $672	+1.0pp $656

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 26 events

1. 2026-06-19
   days on market $60,000 Active 145 DOM
2. 2026-06-18
   days on market $60,000 Active 144 DOM
3. 2026-06-17
   days on market $60,000 Active 143 DOM
4. 2026-06-16
   days on market $60,000 Active 142 DOM
5. 2026-06-15
   days on market $60,000 Active 141 DOM
6. 2026-06-14
   days on market $60,000 Active 139 DOM
7. 2026-06-12
   days on market $60,000 Active 138 DOM
8. 2026-06-09
   days on market $60,000 Active 135 DOM
9. 2026-06-08
   days on market $60,000 Active 134 DOM
10. 2026-06-07
    days on market $60,000 Active 133 DOM
11. 2026-06-04
    days on market $60,000 Active 129 DOM
12. 2026-06-02
    days on market $60,000 Active 128 DOM
13. 2026-06-01
    days on market $60,000 Active 127 DOM
14. 2026-05-31
    days on market $60,000 Active 126 DOM
15. 2026-05-31
    days on market $60,000 Active 125 DOM
16. 2026-01-25
    listed $60,000 New Listing
17. 2025-07-14
    soldstatus $38,000 Sold 601-char remark

    Show marketing remark (601 chars)

    Calling All Renovators and History Buffs! This captivating home boasts original woodwork throughout, waiting to be brought back to its former glory. While the house needs TLC, the potential for a stunning restoration is undeniable. This gem sits on a spacious corner lot, offering extra yard space and a touch of privacy. Conveniently situated, you'll enjoy easy access to all the necessities and amenities in our area. This unique property offers a perfect blend of character and location. Roll up your sleeves and turn this house into a showstopper. Close to downtonw Mena! AGENTS PLEASE SEE REMARKS

18. 2025-07-07
    status Under Contract 601-char remark

    Show marketing remark (601 chars)

    Calling All Renovators and History Buffs! This captivating home boasts original woodwork throughout, waiting to be brought back to its former glory. While the house needs TLC, the potential for a stunning restoration is undeniable. This gem sits on a spacious corner lot, offering extra yard space and a touch of privacy. Conveniently situated, you'll enjoy easy access to all the necessities and amenities in our area. This unique property offers a perfect blend of character and location. Roll up your sleeves and turn this house into a showstopper. Close to downtonw Mena! AGENTS PLEASE SEE REMARKS

19. 2025-07-03
    historical Take Backups 601-char remark

    Show marketing remark (601 chars)

    Calling All Renovators and History Buffs! This captivating home boasts original woodwork throughout, waiting to be brought back to its former glory. While the house needs TLC, the potential for a stunning restoration is undeniable. This gem sits on a spacious corner lot, offering extra yard space and a touch of privacy. Conveniently situated, you'll enjoy easy access to all the necessities and amenities in our area. This unique property offers a perfect blend of character and location. Roll up your sleeves and turn this house into a showstopper. Close to downtonw Mena! AGENTS PLEASE SEE REMARKS

20. 2025-05-15
    listed $45,000 New Listing 601-char remark

    Show marketing remark (601 chars)

    Calling All Renovators and History Buffs! This captivating home boasts original woodwork throughout, waiting to be brought back to its former glory. While the house needs TLC, the potential for a stunning restoration is undeniable. This gem sits on a spacious corner lot, offering extra yard space and a touch of privacy. Conveniently situated, you'll enjoy easy access to all the necessities and amenities in our area. This unique property offers a perfect blend of character and location. Roll up your sleeves and turn this house into a showstopper. Close to downtonw Mena! AGENTS PLEASE SEE REMARKS

21. 2025-05-05
    historical
22. 2024-11-01
    listed $60,000 New Listing
23. 2024-09-16
    historical
24. 2024-03-20
    status Back on Market
25. 2024-03-19
    historical Take Backups
26. 2024-03-18
    listed $75,000 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: $271 · $23/mo
• Projected year-2 tax: $384 · $32/mo
• Expected delta: +$113/yr (+$9/mo · 41.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,949
• − Mortgage interest: −$3,361
• − Property taxes: −$271
• − Insurance: −$300
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$1,745
• Taxable income: $7,720
• Est. tax owed @ 24.0%: −$1,853
• After-tax cash flow: $6,400/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: Mena School District
• NCES district ID: 0509750
• Math proficiency: 42% ▼ -9.00%
• Reading proficiency: 38% ▼ -9.00%
• Median HH income: $32,941
• Composite: 32.88/100
• National rank: #5607
• State rank: #70 of 238 in AR

Livability — Mena

• Score: 65/100
• State rank: #142
• US rank: #12615

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mena, AR
• Population (ZIP): 13,412

Population outlook (Polk County) Hauer SSP2

• Today (2025): 19,065 people
• By 2030: 18,369 · -3.7%
• By 2040: 17,156 · -10.0%
• By 2050: 16,177 · -15.1%
• By 2075: 14,642 · -23.2%
• By 2100: 13,020 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Native American 1%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+70.5) · D 13.8% · R 84.3% · Other 1.9%
• 2008→2024 swing: -24.7pp toward R · 2008: -45.8pp · 2024: -70.5pp
• All cycles: 2024: R+70.5 2020: R+68.2 2016: R+66.4 2012: R+56.9 2008: R+45.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.18%
• Current HPI: 278.2854
• 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

-20.0% since first listed

11 events — show timeline

• 2026-01-25 Listed $60,000 CARMLS
• 2025-07-14 Sold (MLS) $38,000 CARMLS
• 2025-07-07 Pending — CARMLS
• 2025-07-03 Contingent — CARMLS
• 2025-05-15 Listed $45,000 CARMLS
• 2025-05-05 Listing Removed — CARMLS
• 2024-11-01 Listed $60,000 CARMLS
• 2024-09-16 Listing Removed — CARMLS
• 2024-03-20 Relisted — CARMLS
• 2024-03-19 Contingent — CARMLS
• 2024-03-18 Listed $75,000 CARMLS