130 Diane Dr · Osceola, AR 72370

$105,000

3 bd · 1.5 ba · 1,107 sqft · SingleFamily public records · 422 Days on market

Built 1977 10,453 sqft lot $95/sqft · 10% above area Est $95k · 10% over

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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 +20.9/30.0
• DSCR +6.7/10.0
• 1% rule +4.8/10.0
• Appreciation +4.7/10.0
• Livability +3.1/5.0
• ARV discount +2.9/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks MLS

Looking for a Home!! 130 Diane Drive is now on Market!! It Features 3 Bedrooms and 1.5 Baths, Nice size Living Room with new flooring thro-out the Home. , Nice Kitchen with a Refrigerator and Stove, Laundry Room , Fresh Paint thro-out , Carport with a Storage Room, Nice big Backyard. Concrete Driveway, Covered Front Porch, 1107 Sq. Ft. and Ready for a New Owner Easy to View Call Pat @ 870-623-3993

Key facts

• Storage room
• Nice kitchen
• Fresh paint

Tags

• NEW FLOORING
• NICE KITCHEN
• LAUNDRY ROOM
• FRESH PAINT
• CARPORT
• STORAGE ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (2.4% below list).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#238 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Osceola School District (town): math 10% / reading 13% proficiency, ranked #231 of 238 in AR (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 93% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 29 active listings in the ZIP; 69 units permitted in Mississippi County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $22 of equity ($726 loan paydown + $-704 appreciation (-0.7% local appreciation)).
• Mississippi County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.7% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 422 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $68k; list at $105k implies a 56% 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 422 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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. 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: 0.98% ✗
• Cap rate: 7.97%
• Cash-on-cash: 5.99%
• DSCR: 1.27
• GRM: 8.5

CMA / ARV

• ARV (median comp): $95,281
• List price: $105,000
• Delta: 10.20%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 Diane Dr	0.00mi	3/1.5	1,030 (-7%)	18mo	$67,500	$66	73
8 Arrowhead Cv	0.13mi	3/1.5	1,189 (+7%)	19mo	$104,900	$88	66
105 Diane Dr	0.21mi	3/1.0	1,000 (-10%)	11mo	$60,000	$60	63
132 W Cheryl St	0.23mi	3/1.0	1,008 (-9%)	12mo	$68,000	$67	62
212 Cedar Cir	0.61mi	3/1.0	1,046 (-6%)	11mo	$67,000	$64	51
118 W Shadow Ln	0.28mi	3/1.5	1,256 (+14%)	16mo	$139,900	$111	51
107 Mimosa Cir	0.67mi	3/1.0	1,261 (+14%)	16mo	$47,000	$37	30

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

Projected returns pro-forma

-0.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.3%
• Equity multiple: 1.10×
• Total profit: $2,996
• Equity at exit: $27,018

10-year hold

• IRR: 8.4%
• Equity multiple: 1.84×
• Total profit: $24,758
• Equity at exit: $29,822

Cash invested: $29,400 (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 72370

• Home prices YoY: -0.4%
• Active inventory: 29
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,025 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$69 /mo · $824/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $147

Break-even live

Break-even rent $839

Max offer price $105,000

Occupancy floor 81%

Sensitivity live

Price	-10% $206	-5% $177	+0% $147	+5% $117	+10% $87
Rent	-10% $66	-5% $106	+0% $147	+5% $187	+10% $228
Rate	-1.0pp $200	-0.5pp $174	base $147	+0.5pp $120	+1.0pp $92

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2025-04-30
   price $105,000 675-char remark

   Show marketing remark (675 chars)

   Looking for a Home!! 130 Diane Drive is now on Market!! It Features 3 Bedrooms and 1.5 Baths, Nice size Living Room with new flooring thro-out the Home. , Nice Kitchen with a Refrigerator and Stove, Laundry Room , Fresh Paint thro-out , Carport with a Storage Room, Nice big Backyard. Concrete Driveway, Covered Front Porch, 1107 Sq. Ft. and Ready for a New Owner Easy to View Call Pat @ 870-623-3993

2. 2025-04-03
   listed $110,000 Active 675-char remark

   Show marketing remark (675 chars)

   Looking for a Home!! 130 Diane Drive is now on Market!! It Features 3 Bedrooms and 1.5 Baths, Nice size Living Room with new flooring thro-out the Home. , Nice Kitchen with a Refrigerator and Stove, Laundry Room , Fresh Paint thro-out , Carport with a Storage Room, Nice big Backyard. Concrete Driveway, Covered Front Porch, 1107 Sq. Ft. and Ready for a New Owner Easy to View Call Pat @ 870-623-3993

3. 2024-12-23
   soldstatus $67,500
4. 2024-12-19
   soldstatus $67,500 Closed 239-char remark

   Show marketing remark (239 chars)

   Nice starter home located on a quiet street featuring three Bedrooms One- and One-half Baths with large Living Room, Kitchen and nice size Laundry Room. There is a one car Carport and large Fenced back yard. Newer Roof, Windows and Floors.

5. 2024-12-06
   status Pending 239-char remark

   Show marketing remark (239 chars)

   Nice starter home located on a quiet street featuring three Bedrooms One- and One-half Baths with large Living Room, Kitchen and nice size Laundry Room. There is a one car Carport and large Fenced back yard. Newer Roof, Windows and Floors.

6. 2024-11-19
   price $94,500 239-char remark

   Show marketing remark (239 chars)

   Nice starter home located on a quiet street featuring three Bedrooms One- and One-half Baths with large Living Room, Kitchen and nice size Laundry Room. There is a one car Carport and large Fenced back yard. Newer Roof, Windows and Floors.

7. 2024-09-26
   listed $99,500 Active 239-char remark

   Show marketing remark (239 chars)

   Nice starter home located on a quiet street featuring three Bedrooms One- and One-half Baths with large Living Room, Kitchen and nice size Laundry Room. There is a one car Carport and large Fenced back yard. Newer Roof, Windows and Floors.

ⓘ 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: $824 · $69/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,302
• − Mortgage interest: −$5,882
• − Property taxes: −$824
• − Insurance: −$525
• − Repairs & maintenance: −$984
• − Management: −$984
• − Depreciation: −$3,055
• Taxable income: $49
• Est. tax owed @ 24.0%: −$12
• After-tax cash flow: $1,751/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: Osceola School District
• NCES district ID: 0510950
• Math proficiency: 10% ▼ -16.00%
• Reading proficiency: 13% ▼ -7.00%
• Median HH income: $30,782
• Composite: 9.02/100
• National rank: #9878
• State rank: #231 of 238 in AR

Livability — Osceola

• Score: 61/100
• State rank: #238
• US rank: #17827

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Osceola, AR
• Population (ZIP): 7,282

Population outlook (Mississippi County) Hauer SSP2

• Today (2025): 38,959 people
• By 2030: 36,401 · -6.6%
• By 2040: 31,526 · -19.1%
• By 2050: 27,058 · -30.5%
• By 2075: 17,847 · -54.2%
• By 2100: 11,024 · -71.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 53% White 36% Two or more races 8% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Mississippi

• 2024 margin: Solid R (+31.6) · D 33.4% · R 65.0% · Other 1.7%
• 2008→2024 swing: -29.4pp toward R · 2008: -2.2pp · 2024: -31.6pp
• All cycles: 2024: R+31.6 2020: R+22.2 2016: R+10.5 2012: R+1.1 2008: R+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.67%
• Current HPI: 178.93
• 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

+5.5% since first listed

7 events — show timeline

• 2025-04-30 Price Changed $105,000 EARA
• 2025-04-03 Listed $110,000 EARA
• 2024-12-23 Sold (Public Records) $67,500 Public Records
• 2024-12-19 Sold (MLS) $67,500 EARA
• 2024-12-06 Pending — EARA
• 2024-11-19 Price Changed $94,500 EARA
• 2024-09-26 Listed $99,500 EARA

Property tax history

+0.0%/yr

Latest (2025): $824 · +0.0% YoY. Source: county tax records.