70 Scott Dr · Perry, AR 72125

$85,000

3 bd · 2.0 ba · 1,744 sqft · SingleFamily public records · 24 Days on market

Built 1985 1.30 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Square footage, taxes, and all additional property information is unknown. Information should be verified and is not guaranteed by listing firm.

Key facts

• Rural setting
• Well water
• 1.3 acre lot

Tags

• RURAL SETTING
• WELL WATER
• COUNTY WATER AVAILABLE

Property features AI

Finance

• Other: Approximately 1.3 acres (131' x 437'); Road access: dirt and gravel
• Financial info: Accepts cash and conventional loans

Exterior

• Parking: 2-car parking
• Utilities: Well water; Septic system; Insulated doors; Insulated windows
• Home design: Metal/vinyl siding
• Construction: Metal roof; Crawl space foundation
• Exterior features: Porch; Outside storage area; Level, rural lot

Interior

• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling (gas and electric)
• Interior features: Washer and dryer connections (dryer electric); Electric water heater; Sheetrock walls/ceilings
• Laundry & utility: Washer connection; Dryer connection (electric)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#269 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D, schools F, crime F.
• Two Rivers School District (rural): math 23% / reading 22% proficiency, ranked #201 of 238 in AR (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 2 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $2k appreciation (2.8% local appreciation)).
• Perry County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $50k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $85k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.41% ✓
• Cap rate: 11.41%
• Cash-on-cash: 18.26%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $242,416
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3615 Highway 9	0.64mi	3/1.5	1,544 (-12%)	4mo	$214,900	$139	46

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

Projected returns pro-forma

2.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.2%
• Equity multiple: 2.36×
• Total profit: $32,416
• Equity at exit: $37,256

10-year hold

• IRR: 25.3%
• Equity multiple: 4.54×
• Total profit: $84,248
• Equity at exit: $56,677

Cash invested: $23,800 (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 72125

• Home prices YoY: 2.3%
• Active inventory: 2
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,202 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $362

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 65%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $85,000 Active 24 DOM
2. 2026-06-18
   days on market $85,000 Active 23 DOM
3. 2026-06-17
   days on market $85,000 Active 22 DOM
4. 2026-06-16
   days on market $85,000 Active 21 DOM
5. 2026-06-15
   statusdays on market $85,000 Active 20 DOM
6. 2026-06-14
   days on market $85,000 Price Change 18 DOM
7. 2026-06-12
   days on market $85,000 Price Change 17 DOM
8. 2026-06-09
   days on market $85,000 Price Change 14 DOM
9. 2026-06-09
   pricestatus $85,000 Price Change 13 DOM
10. 2026-06-08
    days on market $100,000 Active 13 DOM
11. 2026-06-07
    days on market $100,000 Active 12 DOM
12. 2026-06-07
    statusdays on market $100,000 Active 11 DOM
13. 2026-06-04
    days on market $100,000 Price Change 8 DOM
14. 2026-06-02
    days on market $100,000 Price Change 7 DOM
15. 2026-06-01
    days on market $100,000 Price Change 6 DOM
16. 2026-05-31
    days on market $100,000 Price Change 5 DOM
17. 2026-05-31
    days on market $100,000 Price Change 4 DOM
18. 2026-05-26
    listed $135,000 New Listing
19. 2018-03-09
    soldstatus $45,000 144-char remark

    Show marketing remark (144 chars)

    Square footage, taxes, and all additional property information is unknown. Information should be verified and is not guaranteed by listing firm.

20. 2018-01-29
    historical 144-char remark

    Show marketing remark (144 chars)

    Square footage, taxes, and all additional property information is unknown. Information should be verified and is not guaranteed by listing firm.

21. 2018-01-01
    listed $45,000 144-char remark

    Show marketing remark (144 chars)

    Square footage, taxes, and all additional property information is unknown. Information should be verified and is not guaranteed by listing firm.

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $14,424
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$2,473
• Taxable income: $3,182
• Est. tax owed @ 24.0%: −$764
• After-tax cash flow: $3,582/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: Two Rivers School District
• NCES district ID: 0500079
• Math proficiency: 23% ▼ -20.00%
• Reading proficiency: 22% ▼ -12.00%
• Median HH income: $37,227
• Composite: 18.77/100
• National rank: #8872
• State rank: #201 of 238 in AR

Livability — Perry

• Score: 60/100
• State rank: #269
• US rank: #19259

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 949

Population outlook (Perry County) Hauer SSP2

• Today (2025): 9,798 people
• By 2030: 9,483 · -3.2%
• By 2040: 8,775 · -10.4%
• By 2050: 8,058 · -17.8%
• By 2075: 6,546 · -33.2%
• By 2100: 5,068 · -48.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 7% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Iranian 2% Italian 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Perry

• 2024 margin: Solid R (+57.5) · D 20.1% · R 77.6% · Other 2.2%
• 2008→2024 swing: -25.0pp toward R · 2008: -32.5pp · 2024: -57.5pp
• All cycles: 2024: R+57.5 2020: R+53.3 2016: R+46.1 2012: R+35.4 2008: R+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.80%
• Current HPI: 126.7025
• 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

+200.0% since first listed

4 events — show timeline

• 2026-05-26 Listed $135,000 CARMLS
• 2018-03-09 Sold (MLS) $45,000 CARMLS
• 2018-01-29 Listing Removed — CARMLS
• 2018-01-01 Listed $45,000 CARMLS

Property tax history

-8.1%/yr

Latest (2025): $82 · -46.7% YoY. Source: county tax records.