813 Eaton St · Corning, AR 72422

$60,000

2 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 73 Days on market

0.34 ac lot $46/sqft · 33% below area Est $90k · 33% under

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.9/10.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Check out this cozy 2 bedroom home located in Corning, AR! Situated on a huge corner lot, this home has everything that you need. The carport was closed in creating extra living space, drive way has a covered parking pad, and don't miss the 20 x 30 outbuilding out back with a fenced-in back yard too. HVAC is a 2023 and the refrigerator stays. Call for an appointment. Selling AS IS, WHERE IS.

Key facts

• Outbuilding
• Covered parking pad
• Extra living space

Tags

• CORNER LOT
• EXTRA LIVING SPACE
• COVERED PARKING PAD
• OUTBUILDING
• FENCED-IN BACK YARD
• HVAC 2023

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

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 $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.8% vs local median 7.0% in Corning — 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 (#38 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, amenities F, commute F.
• Corning School District (town): math 33% / reading 38% proficiency, ranked #123 of 238 in AR (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 44 active listings in the ZIP; 4 units permitted in Clay County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($415 loan paydown + $1k appreciation (1.8% local appreciation)).
• Clay County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.8% 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 73 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $23k; list at $60k implies a 161% 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 $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.77% ✓
• Cap rate: 14.79%
• Cash-on-cash: 30.34%
• DSCR: 2.35
• GRM: 4.7

CMA / ARV

• ARV (median comp): $89,841
• List price: $60,000
• Delta: -33.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
902 Polk St	0.09mi	2/1.0	1,368 (+6%)	9mo	$78,000	$57	79
803 Sand Ave	0.37mi	3/2.0 (+1)	1,316 (+2%)	2mo	$76,000	$58	70
1400 Lockwood	0.33mi	3/1.0 (+1)	1,345 (+4%)	12mo	$107,000	$80	63
901 W 6th St	0.11mi	3/1.0 (+1)	1,133 (-13%)	13mo	$115,000	$102	58
409 SW 3rd St	0.39mi	3/1.0 (+1)	1,120 (-14%)	2mo	$93,000	$83	52
204 N Mckinley Ave N	0.62mi	2/1.0	1,188 (-8%)	6mo	$15,000	$13	52
1405 Plainview St	0.68mi	3/1.0 (+1)	1,200 (-7%)	0mo	$142,000	$118	51
1405 Plainview St	0.68mi	3/1.0 (+1)	1,200 (-7%)	6mo	$15,000	$13	46
1300 Overdene St	0.73mi	2/1.0	1,196 (-8%)	11mo	$92,500	$77	44
202 E Main St	0.67mi	3/1.0 (+1)	1,156 (-11%)	10mo	$107,900	$93	37
100 N Stephans Ln	0.72mi	2/1.0	1,468 (+13%)	15mo	$90,000	$61	32
105 NW 1st St	0.71mi	3/1.0 (+1)	1,144 (-12%)	14mo	$85,000	$74	31

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

Projected returns pro-forma

1.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.2%
• Equity multiple: 2.82×
• Total profit: $30,658
• Equity at exit: $23,110

10-year hold

• IRR: 35.5%
• Equity multiple: 5.52×
• Total profit: $76,010
• Equity at exit: $32,856

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 72422

• Home prices YoY: 1.0%
• Active inventory: 44
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,062 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $425

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 55%

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 20 events

1. 2026-06-19
   days on market $60,000 Active 73 DOM
2. 2026-06-18
   days on market $60,000 Active 72 DOM
3. 2026-06-17
   days on market $60,000 Active 71 DOM
4. 2026-06-16
   days on market $60,000 Active 70 DOM
5. 2026-06-15
   days on market $60,000 Active 69 DOM
6. 2026-06-14
   days on market $60,000 Active 67 DOM
7. 2026-06-12
   days on market $60,000 Active 66 DOM
8. 2026-06-09
   days on market $60,000 Active 63 DOM
9. 2026-06-08
   statusdays on market $60,000 Active 62 DOM
10. 2026-06-07
    days on market $60,000 Price Change 61 DOM
11. 2026-06-03
    days on market $60,000 Price Change 57 DOM
12. 2026-06-02
    days on market $60,000 Price Change 56 DOM
13. 2026-06-01
    pricestatusdays on market $60,000 Price Change 55 DOM
14. 2026-05-31
    days on market $65,000 Active 54 DOM
15. 2026-05-30
    days on market $65,000 Active 53 DOM
16. 2026-04-28
    price $65,000 394-char remark

    Show marketing remark (394 chars)

    Check out this cozy 2 bedroom home located in Corning, AR! Situated on a huge corner lot, this home has everything that you need. The carport was closed in creating extra living space, drive way has a covered parking pad, and don't miss the 20 x 30 outbuilding out back with a fenced-in back yard too. HVAC is a 2023 and the refrigerator stays. Call for an appointment. Selling AS IS, WHERE IS.

17. 2026-04-27
    price $65,000 394-char remark

    Show marketing remark (394 chars)

    Check out this cozy 2 bedroom home located in Corning, AR! Situated on a huge corner lot, this home has everything that you need. The carport was closed in creating extra living space, drive way has a covered parking pad, and don't miss the 20 x 30 outbuilding out back with a fenced-in back yard too. HVAC is a 2023 and the refrigerator stays. Call for an appointment. Selling AS IS, WHERE IS.

18. 2026-04-08
    listed $75,000 Active 394-char remark

    Show marketing remark (394 chars)

    Check out this cozy 2 bedroom home located in Corning, AR! Situated on a huge corner lot, this home has everything that you need. The carport was closed in creating extra living space, drive way has a covered parking pad, and don't miss the 20 x 30 outbuilding out back with a fenced-in back yard too. HVAC is a 2023 and the refrigerator stays. Call for an appointment. Selling AS IS, WHERE IS.

19. 2026-04-07
    listed $75,000 New Listing 394-char remark

    Show marketing remark (394 chars)

    Check out this cozy 2 bedroom home located in Corning, AR! Situated on a huge corner lot, this home has everything that you need. The carport was closed in creating extra living space, drive way has a covered parking pad, and don't miss the 20 x 30 outbuilding out back with a fenced-in back yard too. HVAC is a 2023 and the refrigerator stays. Call for an appointment. Selling AS IS, WHERE IS.

20. 1997-09-23
    soldstatus $23,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,750
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − Depreciation: −$1,745
• Taxable income: $4,404
• Est. tax owed @ 24.0%: −$1,057
• After-tax cash flow: $4,040/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: Corning School District
• NCES district ID: 0500009
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $28,919
• Composite: 28.73/100
• National rank: #6679
• State rank: #123 of 238 in AR

Livability — Corning

• Score: 71/100
• State rank: #38
• US rank: #6594

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corning, AR
• Population (ZIP): 4,302

Population outlook (Clay County) Hauer SSP2

• Today (2025): 13,564 people
• By 2030: 12,834 · -5.4%
• By 2040: 11,498 · -15.2%
• By 2050: 10,325 · -23.9%
• By 2075: 8,228 · -39.3%
• By 2100: 6,675 · -50.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6%
• Common ancestry: Lithuanian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Clay

• 2024 margin: Solid R (+61.6) · D 18.3% · R 79.9% · Other 1.9%
• 2008→2024 swing: -47.3pp toward R · 2008: -14.3pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+60.3 2016: R+29.8 2012: R+29.1 2008: R+14.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.83%
• Current HPI: 191.7305
• 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

+182.6% since first listed

5 events — show timeline

• 2026-04-28 Price Changed $65,000 CARMLS
• 2026-04-27 Price Changed $65,000 NEABOR MLS
• 2026-04-08 Listed $75,000 NEABOR MLS
• 2026-04-07 Listed $75,000 CARMLS
• 1997-09-23 Sold (Public Records) $23,000 Public Records

Property tax history

+0.0%/yr

Latest (2018): $2 · +0.0% YoY. Source: county tax records.