1620 El Paso Ave · Camden, AR 71701

$89,500

3 bd · 1.0 ba · 1,130 sqft · SingleFamily public records · 95 Days on market

Built 1955 0.80 ac lot $79/sqft · 30% below area Est $128k · 30% under ↓ 9% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this inviting 3-bedroom, 1-bath home perfectly situated in a peaceful country setting while still enjoying the convenience of city limits. The spacious yard offers plenty of room for outdoor activities, and the back deck is ideal for relaxing or entertaining guests. An attached storage shed provides extra space for your belongings. With a few personal touches, this charming property could easily become your perfect new home!

Key facts

• Spacious yard
• Back deck
• 0.8 acre lot

Tags

• PEACEFUL COUNTRY SETTING
• SPACIOUS YARD
• BACK DECK
• ATTACHED STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $81k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 4.9% in Camden — 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 57/100 on livability (#364 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Camden Fairview School District (town): math 9% / reading 15% proficiency, ranked #229 of 238 in AR (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 131 active listings in the ZIP; 18 units permitted in Ouachita County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $619 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Ouachita County population projected at -33% 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($81k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $81,445 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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 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?
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. 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: 1.48% ✓
• Cap rate: 13.07%
• Cash-on-cash: 24.19%
• DSCR: 2.08
• GRM: 5.6

CMA / ARV

• ARV (median comp): $128,001
• List price: $89,500
• Delta: -30.08%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 17.4%
• Equity multiple: 1.70×
• Total profit: $17,641
• Equity at exit: $13,345

10-year hold

• IRR: 25.9%
• Equity multiple: 3.26×
• Total profit: $56,675
• Equity at exit: $7,738

Cash invested: $25,060 (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 71701

• Home prices YoY: -20.5%
• Active inventory: 131
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,324 medium
• Mortgage (P&I): −$469
• Tax from tax record: −$35 /mo · $414/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $505

Break-even live

Break-even rent $685

Max offer price $89,500

Occupancy floor 57%

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $89,500 Active 95 DOM
2. 2026-06-18
   days on market $89,500 Active 94 DOM
3. 2026-06-17
   days on market $89,500 Active 93 DOM
4. 2026-06-16
   days on market $89,500 Active 92 DOM
5. 2026-06-15
   days on market $89,500 Active 91 DOM
6. 2026-06-14
   days on market $89,500 Active 89 DOM
7. 2026-06-12
   days on market $89,500 Active 88 DOM
8. 2026-06-09
   days on market $89,500 Active 85 DOM
9. 2026-06-08
   days on market $89,500 Active 84 DOM
10. 2026-06-07
    days on market $89,500 Active 83 DOM
11. 2026-06-05
    days on market $89,500 Active 81 DOM
12. 2026-06-04
    days on market $89,500 Active 79 DOM
13. 2026-06-02
    days on market $89,500 Active 78 DOM
14. 2026-06-01
    days on market $89,500 Active 77 DOM
15. 2026-05-31
    days on market $89,500 Active 76 DOM
16. 2026-05-31
    days on market $89,500 Active 75 DOM
17. 2026-05-14
    price $89,500 437-char remark

    Show marketing remark (437 chars)

    Discover this inviting 3-bedroom, 1-bath home perfectly situated in a peaceful country setting while still enjoying the convenience of city limits. The spacious yard offers plenty of room for outdoor activities, and the back deck is ideal for relaxing or entertaining guests. An attached storage shed provides extra space for your belongings. With a few personal touches, this charming property could easily become your perfect new home!

18. 2026-03-15
    listed $98,500 New Listing 437-char remark

    Show marketing remark (437 chars)

    Discover this inviting 3-bedroom, 1-bath home perfectly situated in a peaceful country setting while still enjoying the convenience of city limits. The spacious yard offers plenty of room for outdoor activities, and the back deck is ideal for relaxing or entertaining guests. An attached storage shed provides extra space for your belongings. With a few personal touches, this charming property could easily become your perfect new home!

ⓘ 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: $414 · $35/mo
• Projected year-2 tax: $573 · $48/mo
• Expected delta: +$159/yr (+$13/mo · 38.3%)

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

Taxation est. · year 1

• Rental income: $15,893
• − Mortgage interest: −$5,013
• − Property taxes: −$414
• − Insurance: −$448
• − Repairs & maintenance: −$1,271
• − Management: −$1,271
• − Depreciation: −$2,604
• Taxable income: $4,871
• Est. tax owed @ 24.0%: −$1,169
• After-tax cash flow: $4,892/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: Camden Fairview School District
• NCES district ID: 0506060
• Math proficiency: 9% ▼ -16.00%
• Reading proficiency: 15% ▼ -12.00%
• Median HH income: $30,854
• Composite: 9.43/100
• National rank: #9853
• State rank: #229 of 238 in AR

Livability — Camden

• Score: 57/100
• State rank: #364
• US rank: #22245

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Camden, AR
• City population: 17,883
• Population (ZIP): 17,883

Population outlook (Ouachita County) Hauer SSP2

• Today (2025): 21,485 people
• By 2030: 19,947 · -7.2%
• By 2040: 16,990 · -20.9%
• By 2050: 14,431 · -32.8%
• By 2075: 10,003 · -53.4%
• By 2100: 7,418 · -65.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 53% Black 39% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Ouachita

• 2024 margin: R (+19.1) · D 39.5% · R 58.6% · Other 1.8%
• 2008→2024 swing: -8.2pp toward R · 2008: -10.9pp · 2024: -19.1pp
• All cycles: 2024: R+19.1 2020: R+13.5 2016: R+10.4 2012: R+8.6 2008: R+10.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.10%
• Current HPI: 171.0106
• 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

-9.1% since first listed

2 events — show timeline

• 2026-05-14 Price Changed $89,500 CARMLS
• 2026-03-15 Listed $98,500 CARMLS

Property tax history

+25.2%/yr

Latest (2025): $414 · +10.0% YoY. Source: county tax records.