423 W Pyburn St · Pocahontas, AR 72455

$80,000

3 bd · 1.0 ba · 1,692 sqft · SingleFamily public records · 14 Days on market

Built 1940 Est $144k · 44% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Older craftsman style home with lots of charm needing lots of improvements. Central heat/air with ventless heater options. Large attic space. Partial basement accessible from outside. 14X16 storage shed. For sale as is.

Key facts

• Craftsman style home
• Partial basement
• Large attic space

Tags

• CRAFTSMAN STYLE HOME
• CENTRAL HEAT AIR
• LARGE ATTIC SPACE
• PARTIAL BASEMENT
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 12.7% vs local median 4.6% in Pocahontas — 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 71/100 on livability (#37 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, employment D, schools D-.
• Pocahontas School District (rural): math 29% / reading 27% proficiency, ranked #165 of 238 in AR (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 77 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 6 units permitted in Randolph County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Randolph County population projected at -22% 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $55k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $80,000

Questions for the listing agent

1. Built in 1940 — 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. 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.
6. 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.
7. 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: 1.45% ✓
• Cap rate: 12.67%
• Cash-on-cash: 22.78%
• DSCR: 2.01
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $143,820
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 Bland St	0.34mi	4/2.0 (+1)	1,747 (+3%)	12mo	$139,000	$80	60
803 W Black	0.18mi	3/1.5	1,880 (+11%)	18mo	$120,000	$64	56
1707 Thomasville	0.74mi	3/1.0	1,620 (-4%)	4mo	$130,000	$80	55
110 E Pine St	0.71mi	3/2.0	1,618 (-4%)	1mo	$145,000	$90	54
1502 Thomasville	0.52mi	4/2.0 (+1)	1,753 (+4%)	10mo	$140,000	$80	52
1359 N Hwy. 67	0.67mi	2/2.0 (-1)	1,678 (-1%)	9mo	$130,000	$77	51
909 Grand St	0.49mi	4/2.5 (+1)	1,656 (-2%)	21mo	$190,000	$115	45
1110 N Pratt St	0.57mi	3/2.0	1,536 (-9%)	10mo	$150,000	$98	45
1210 N Park St	0.72mi	3/1.5	1,848 (+9%)	14mo	$157,785	$85	37
1415 N Thomasville Ave N	0.48mi	3/3.0	1,913 (+13%)	20mo	$225,000	$118	32
1704 Mansker Dr	0.71mi	3/2.0	1,476 (-13%)	14mo	$150,000	$102	30

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: 15.7%
• Equity multiple: 1.63×
• Total profit: $14,096
• Equity at exit: $11,928

10-year hold

• IRR: 24.3%
• Equity multiple: 3.10×
• Total profit: $47,059
• Equity at exit: $6,917

Cash invested: $22,400 (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 72455

• Home prices YoY: -15.8%
• Active inventory: 77
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,158 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$37 /mo · $440/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $425

Break-even live

Break-even rent $620

Max offer price $80,000

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2503 Ridgeland Cir Pocahontas, AR	2.0	2.5	1486	$995	$0.67	44d	1	1.25mi
2503 Ridgeland Cir Unit 4 Pocahontas, AR	2.0	2.5	1486	$995	$0.67	44d	1	1.25mi
2506 Ridgeland Cir Apt 2 Pocahontas, AR	2.0	2.5	1438	$1,495	$1.04	44d	1	1.25mi

Listing history 12 events

1. 2026-06-19
   days on market $80,000 Active 14 DOM
2. 2026-06-18
   days on market $80,000 Active 13 DOM
3. 2026-06-17
   days on market $80,000 Active 12 DOM
4. 2026-06-16
   days on market $80,000 Active 11 DOM
5. 2026-06-15
   days on market $80,000 Active 10 DOM
6. 2026-06-14
   days on market $80,000 Active 8 DOM
7. 2026-06-12
   days on market $80,000 Active 7 DOM
8. 2026-06-09
   days on market $80,000 Active 4 DOM
9. 2026-06-08
   days on market $80,000 Active 3 DOM
10. 2026-06-07
    days on market $80,000 Active 2 DOM
11. 2026-06-07
    remarks 219-char remark
12. 2026-06-07
    listed $80,000 Active 1 DOM

ⓘ 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: $440 · $37/mo
• Projected year-2 tax: $512 · $43/mo
• Expected delta: +$72/yr (+$6/mo · 16.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $13,895
• − Mortgage interest: −$4,481
• − Property taxes: −$440
• − Insurance: −$400
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$2,327
• Taxable income: $4,023
• Est. tax owed @ 24.0%: −$966
• After-tax cash flow: $4,137/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: Pocahontas School District
• NCES district ID: 0511610
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 27% ▼ -12.00%
• Median HH income: $37,399
• Composite: 23.36/100
• National rank: #7907
• State rank: #165 of 238 in AR

Livability — Pocahontas

• Score: 71/100
• State rank: #37
• US rank: #6525

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pocahontas, AR
• Population (ZIP): 13,572

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 16,421 people
• By 2030: 15,733 · -4.2%
• By 2040: 14,296 · -12.9%
• By 2050: 12,884 · -21.5%
• By 2075: 9,535 · -41.9%
• By 2100: 6,520 · -60.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Pacific Islander 3% Hispanic / Latino 2% Black 2%
• Common ancestry: Slovak 5% Lithuanian 1% Serbian 1%
• Foreign-born: 4%
• Languages at home: 96% English-only · Other Asian/Pacific 3% Spanish 1%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+63.7) · D 17.1% · R 80.9% · Other 2.0%
• 2008→2024 swing: -45.6pp toward R · 2008: -18.1pp · 2024: -63.7pp
• All cycles: 2024: R+63.7 2020: R+60.8 2016: R+48.8 2012: R+27.9 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.61%
• Current HPI: 179.3505
• 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

+247.8% since first listed

4 events — show timeline

• 2026-06-06 Listed $80,000 FSBO.com
• 2021-11-30 Sold (Public Records) $55,000 Public Records
• 2004-09-22 Sold (Public Records) $40,000 Public Records
• 1992-03-01 Sold (Public Records) $23,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $440 · +0.0% YoY. Source: county tax records.