Pkg Highway 25 · Lynn, AR 72440

$340,000

11 bd · None ba · 5,168 sqft · MultiFamily · 128 Days on market

Built 1985 Fair condition 1.00 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.9/10.0
• Livability +2.8/5.0
• Cash flow +2.5/30.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Here is an opportunity to start or add to your real estate portfolio with a package of six single family houses on four separate parcels. This package deal consist of two one bedroom, 3 two bedroom, and one 3 bedroom houses all currently rented. Gross income is $3500/monthly. All houses are in city limits and have city utilities. Addresses are 229 Hwy 25, 190 Hwy 25, 141 Hwy 25, and 653 Hwy 25.

Key facts

• 1 acre lot
• 4 parking spots
• Built 1985

What this means for you Summary

Snapshot

• This is a 11-bed/?-bath multifamily listed at $340k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (50.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (56.5% below list).
• Recommended offer: $148k (56.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#397 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D, employment D, crime F.
• Hillcrest School District (rural): math 47% / reading 46% proficiency, ranked #31 of 238 in AR (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP; 63 units permitted in Lawrence County in 2024 (15 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($2k loan paydown + $10k appreciation (3.0% local appreciation)).
• Lawrence County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($299k) is reasonable based on typical stale-listing flexibility.

Recommended offer $148,035 (56.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 56% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.44% ✗
• Cap rate: 2.13%
• Cash-on-cash: -14.88%
• DSCR: 0.34
• GRM: 19.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.2%
• Equity multiple: 0.64×
• Total profit: $-34,186
• Equity at exit: $152,879

10-year hold

• IRR: -1.1%
• Equity multiple: 0.83×
• Total profit: $-16,273
• Equity at exit: $235,604

Cash invested: $95,200 (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 72440

• Active inventory: 3
• Price-to-rent: 19.1×

Monthly cashflow live

• Estimated rent: $1,480 medium
• Mortgage (P&I): −$1,783
• Tax est. 1.5%: −$425 /mo · $5,100/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $-1,180

Break-even live

Break-even rent $2,974

Max offer price $169,225

Occupancy floor —

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $340,000 Active 128 DOM
2. 2026-06-18
   days on market $340,000 Active 127 DOM
3. 2026-06-17
   days on market $340,000 Active 126 DOM
4. 2026-06-16
   days on market $340,000 Active 125 DOM
5. 2026-06-15
   days on market $340,000 Active 124 DOM
6. 2026-06-14
   days on market $340,000 Active 122 DOM
7. 2026-06-12
   days on market $340,000 Active 121 DOM
8. 2026-06-09
   days on market $340,000 Active 118 DOM
9. 2026-06-08
   days on market $340,000 Active 117 DOM
10. 2026-06-07
    days on market $340,000 Active 116 DOM
11. 2026-06-04
    days on market $340,000 Active 112 DOM
12. 2026-06-02
    days on market $340,000 Active 111 DOM
13. 2026-06-01
    days on market $340,000 Active 110 DOM
14. 2026-05-31
    days on market $340,000 Active 109 DOM
15. 2026-05-31
    days on market $340,000 Active 108 DOM
16. 2026-02-09
    listed $340,000 New Listing 397-char remark

    Show marketing remark (397 chars)

    Here is an opportunity to start or add to your real estate portfolio with a package of six single family houses on four separate parcels. This package deal consist of two one bedroom, 3 two bedroom, and one 3 bedroom houses all currently rented. Gross income is $3500/monthly. All houses are in city limits and have city utilities. Addresses are 229 Hwy 25, 190 Hwy 25, 141 Hwy 25, and 653 Hwy 25.

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

Taxation est. · year 1

• Rental income: $17,764
• − Mortgage interest: −$19,045
• − Property taxes: −$5,100
• − Insurance: −$1,700
• − Repairs & maintenance: −$1,421
• − Management: −$1,421
• − Depreciation: −$9,891
• Taxable loss: −$20,814
• Est. tax savings @ 24.0%: +$4,995
• After-tax cash flow: $-9,167/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.

Condition & rehab AI · 7 photos

Fair 45/100 Moderate rehab

This multi-family property requires moderate repairs and maintenance to improve its curb appeal and interior condition, which could significantly increase its resale and rental value.

Repairs flagged

• Moderate Exterior siding — Weathered and needs repainting
• Minor Landscaping — Overgrown and could benefit from trimming

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Trim landscaping — Improves curb appeal and value
• Both Paint interior walls and trim — Enhances interior appearance and value
• Both Replace windows — Improves energy efficiency and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and needs repainting	Moderate	$3,000–15,000
Landscaping · Overgrown and could benefit from trimming	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Trim landscaping — Improves curb appeal and value ↑
• Both Paint interior walls and trim — Enhances interior appearance and value ↑
• Both Replace windows — Improves energy efficiency and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Hillcrest School District
• NCES district ID: 0500071
• Math proficiency: 47% ▲ 5.00%
• Reading proficiency: 46% ▼ -9.00%
• Median HH income: $38,660
• Composite: 38.81/100
• National rank: #4112
• State rank: #31 of 238 in AR

Livability — Lynn

• Score: 56/100
• State rank: #397
• US rank: #23066

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lynn, AR
• Population (ZIP): 166

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 15,453 people
• By 2030: 14,697 · -4.9%
• By 2040: 13,247 · -14.3%
• By 2050: 11,937 · -22.8%
• By 2075: 9,466 · -38.7%
• By 2100: 7,441 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 5%
• Common ancestry: Lithuanian 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+64.0) · D 16.9% · R 81.0% · Other 2.1%
• 2008→2024 swing: -43.1pp toward R · 2008: -20.9pp · 2024: -64.0pp
• All cycles: 2024: R+64.0 2020: R+59.6 2016: R+49.8 2012: R+31.6 2008: R+20.9

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

1 event — show timeline

• 2026-02-09 Listed $340,000 CARMLS