975 Coletown Rd · Junction City, AR 71749

$25,000

3 bd · 1.0 ba · 1,728 sqft · SingleFamily public records · 324 Days on market

Built 1980 1.00 ac lot $14/sqft · 85% below area ↓ 50% since listing

---

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
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Country Home. 3 bedroom 1 bath country home. This home is located in the Coletown community and if country is what you want this is it. THIS IS A FANNIE MAE PROPERTY.

Key facts

• Country home
• Coletown community
• Detached

Tags

• COUNTRY HOME
• COLETOWN COMMUNITY
• DETACHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $674 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#385 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, schools D-, crime F.
• Junction City School District (rural): math 18% / reading 23% proficiency, ranked #208 of 238 in AR (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 5 active listings in the ZIP; 20 units permitted in Union County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $923 of equity ($173 loan paydown + $750 appreciation (3.0% local appreciation)).
• Union County population projected at -21% 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 324 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $25k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price.

Recommended offer $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 324 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
7. 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?
8. 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.
9. 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.
10. 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: 4.56% ✓
• Cap rate: 38.64%
• Cash-on-cash: 115.54%
• DSCR: 6.14
• GRM: 1.8

CMA / ARV

• ARV (median comp): $164,700
• List price: $25,000
• Delta: -84.82%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 7.57×
• Total profit: $45,987
• Equity at exit: $11,241

10-year hold

• IRR: —
• Equity multiple: 15.80×
• Total profit: $103,625
• Equity at exit: $17,324

Cash invested: $7,000 (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 71749

• Active inventory: 5
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,140 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$85 /mo · $1,023/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $674

Break-even live

Break-even rent $287

Max offer price $25,000

Occupancy floor 36%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-11
   status Under Contract 166-char remark

   Show marketing remark (166 chars)

   Country Home. 3 bedroom 1 bath country home. This home is located in the Coletown community and if country is what you want this is it. THIS IS A FANNIE MAE PROPERTY.

2. 2026-04-06
   status Back on Market 166-char remark

   Show marketing remark (166 chars)

   Country Home. 3 bedroom 1 bath country home. This home is located in the Coletown community and if country is what you want this is it. THIS IS A FANNIE MAE PROPERTY.

3. 2026-04-03
   historical 166-char remark

   Show marketing remark (166 chars)

   Country Home. 3 bedroom 1 bath country home. This home is located in the Coletown community and if country is what you want this is it. THIS IS A FANNIE MAE PROPERTY.

4. 2026-02-18
   price $25,000 166-char remark

   Show marketing remark (166 chars)

   Country Home. 3 bedroom 1 bath country home. This home is located in the Coletown community and if country is what you want this is it. THIS IS A FANNIE MAE PROPERTY.

5. 2026-01-12
   price $30,900 166-char remark

   Show marketing remark (166 chars)

   Country Home. 3 bedroom 1 bath country home. This home is located in the Coletown community and if country is what you want this is it. THIS IS A FANNIE MAE PROPERTY.

6. 2026-01-12
   status Price Change 166-char remark

   Show marketing remark (166 chars)

   Country Home. 3 bedroom 1 bath country home. This home is located in the Coletown community and if country is what you want this is it. THIS IS A FANNIE MAE PROPERTY.

7. 2025-12-19
   historical 166-char remark

   Show marketing remark (166 chars)

   Country Home. 3 bedroom 1 bath country home. This home is located in the Coletown community and if country is what you want this is it. THIS IS A FANNIE MAE PROPERTY.

8. 2025-07-31
   price $40,000 166-char remark

   Show marketing remark (166 chars)

   Country Home. 3 bedroom 1 bath country home. This home is located in the Coletown community and if country is what you want this is it. THIS IS A FANNIE MAE PROPERTY.

9. 2025-06-24
   price $45,000 166-char remark

   Show marketing remark (166 chars)

   Country Home. 3 bedroom 1 bath country home. This home is located in the Coletown community and if country is what you want this is it. THIS IS A FANNIE MAE PROPERTY.

10. 2025-05-23
    listed $49,900 New Listing 166-char remark

    Show marketing remark (166 chars)

    Country Home. 3 bedroom 1 bath country home. This home is located in the Coletown community and if country is what you want this is it. THIS IS A FANNIE MAE PROPERTY.

ⓘ 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: $1,023 · $85/mo
• Projected year-2 tax: $1,023 · $85/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $13,682
• − Mortgage interest: −$1,400
• − Property taxes: −$1,023
• − Insurance: −$125
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$727
• Taxable income: $8,217
• Est. tax owed @ 24.0%: −$1,972
• After-tax cash flow: $6,115/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: Junction City School District
• NCES district ID: 0508340
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 23% ▼ -5.00%
• Median HH income: $43,498
• Composite: 17.69/100
• National rank: #9023
• State rank: #208 of 238 in AR

Livability — Junction City

• Score: 56/100
• State rank: #385
• US rank: #22708

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,994

Population outlook (Union County) Hauer SSP2

• Today (2025): 37,422 people
• By 2030: 35,808 · -4.3%
• By 2040: 32,605 · -12.9%
• By 2050: 29,688 · -20.7%
• By 2075: 23,691 · -36.7%
• By 2100: 17,950 · -52.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 25% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Italian 1% Serbian 0%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Union

• 2024 margin: Solid R (+33.5) · D 32.5% · R 66.0% · Other 1.5%
• 2008→2024 swing: -7.4pp toward R · 2008: -26.1pp · 2024: -33.5pp
• All cycles: 2024: R+33.5 2020: R+29.5 2016: R+27.8 2012: R+26.3 2008: R+26.1

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

-49.9% since first listed

10 events — show timeline

• 2026-05-11 Pending — CARMLS
• 2026-04-06 Relisted — CARMLS
• 2026-04-03 Listing Removed — CARMLS
• 2026-02-18 Price Changed $25,000 CARMLS
• 2026-01-12 Price Changed $30,900 CARMLS
• 2026-01-12 Relisted — CARMLS
• 2025-12-19 Listing Removed — CARMLS
• 2025-07-31 Price Changed $40,000 CARMLS
• 2025-06-24 Price Changed $45,000 CARMLS
• 2025-05-23 Listed $49,900 CARMLS

Property tax history

+10.7%/yr

Latest (2025): $1,023 · +133.7% YoY. Source: county tax records.