118 Wood St · Charleston, AR 72933

$37,500

2 bd · 1.0 ba · 946 sqft · SingleFamily public records · 34 Days on market

Built 1966 436 sqft 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Auction 12/1/2023 @ 11 am. Appx 946 sf 1 bedroom/1 bath home with vinyl siding & outbuildings on appx 0.59-acre lot. Home is ready to remodel or tear down and build something new on this large lot. We will also be selling 1101 Falconer St next door. 10% buyer's premium.

Key facts

• Extra-large lot
• Manageable layout
• Outdoor living

Tags

• EXTRA-LARGE LOT
• MANAGEABLE LAYOUT
• OUTDOOR LIVING
• AFFORDABLE RENOVATION PROPERTY
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Cleared, level lot; Public maintained road; Lot dimensions approximately 86 x 229; Subdivision: Ellison Add

Exterior

• Utilities: Public water; Electricity available; Sewer available; Water available
• Home design: Single-family residence; One story; House
• Construction: Vinyl siding; Fiberglass and shingle roof
• Exterior features: Covered porch; Porch

Interior

• Flooring: Wood
• Bathrooms: 1 full bathroom
• Interior features: Wood flooring
• Laundry & utility: No laundry hookups or dedicated laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Recommended offer: $36k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#70 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, amenities F, commute F.
• Charleston School District (rural): math 46% / reading 43% proficiency, ranked #39 of 238 in AR (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Charleston Elementary School (math 56% / reading 41%, grade D, #109 of 454 statewide, top 25%, 454 students, 47% FRL); Charleston High School (math 38% / reading 46%, grade F, #38 of 292 statewide, top 14%, 435 students, 44% FRL).
• Market conditions: 51 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 23 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($259 loan paydown + $4k appreciation (10.0% local appreciation)).
• Franklin County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $2k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $13k; list at $38k implies a 184% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,375 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D 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?
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: 2.69% ✓
• Cap rate: 23.74%
• Cash-on-cash: 62.31%
• DSCR: 3.77
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $106,898
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 Newton St	0.30mi	2/1.0	888 (-6%)	21mo	$100,000	$113	58
123 S Logan St	0.37mi	2/1.0	891 (-6%)	20mo	$83,000	$93	57
722 2nd St	0.30mi	3/1.0 (+1)	1,064 (+12%)	6mo	$120,000	$113	55
108 Church St	0.56mi	2/1.0	1,042 (+10%)	4mo	$59,900	$57	54
526 N Vine St	0.49mi	3/1.0 (+1)	1,000 (+6%)	12mo	$129,000	$129	52
705 Newton St	0.39mi	3/2.0 (+1)	1,079 (+14%)	3mo	$170,000	$158	47
711 Logan St	0.68mi	3/1.0 (+1)	888 (-6%)	7mo	$25,000	$28	47
23 Church St	0.58mi	3/1.0 (+1)	1,020 (+8%)	14mo	$42,900	$42	43
422 Wyndy Height Dr	0.51mi	3/1.0 (+1)	1,032 (+9%)	17mo	$145,000	$141	41

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 74.2%
• Equity multiple: 6.25×
• Total profit: $55,158
• Equity at exit: $33,783

10-year hold

• IRR: 68.1%
• Equity multiple: 13.87×
• Total profit: $135,148
• Equity at exit: $72,854

Cash invested: $10,500 (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 72933

• Home prices YoY: 5.8%
• Active inventory: 51
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,010 medium
• Mortgage (P&I): −$197
• Tax from tax record: −$40 /mo · $486/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $545

Break-even live

Break-even rent $320

Max offer price $37,500

Occupancy floor 41%

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: $9,375
• Closing costs: $1,125
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
96 N School St Unit 15 Charleston, AR	2.0	1.5	952	$1,195	$1.26	13d	1	0.71mi
12832 Arkansas 217 Unit A-1 Charleston, AR	2.0	2.0	864	$800	$0.93	43d	1	0.74mi

Listing history 23 events

1. 2026-06-19
   days on market $37,500 Active 34 DOM
2. 2026-06-18
   days on market $37,500 Active 33 DOM
3. 2026-06-17
   days on market $37,500 Active 32 DOM
4. 2026-06-16
   days on market $37,500 Active 31 DOM
5. 2026-06-15
   days on market $37,500 Active 30 DOM
6. 2026-06-14
   pricedays on market $37,500 Active 28 DOM
7. 2026-06-12
   days on market $40,000 Active 27 DOM
8. 2026-06-09
   days on market $40,000 Active 24 DOM
9. 2026-06-08
   days on market $40,000 Active 23 DOM
10. 2026-06-07
    days on market $40,000 Active 22 DOM
11. 2026-06-07
    days on market $40,000 Active 21 DOM
12. 2026-06-04
    days on market $40,000 Active 18 DOM
13. 2026-06-02
    days on market $40,000 Active 17 DOM
14. 2026-06-01
    days on market $40,000 Active 16 DOM
15. 2026-05-31
    days on market $40,000 Active 15 DOM
16. 2026-05-31
    days on market $40,000 Active 14 DOM
17. 2026-05-16
    listed $40,000 Active
18. 2023-12-29
    soldstatus $13,200 Closed 276-char remark

    Show marketing remark (276 chars)

    Auction 12/1/2023 @ 11 am. Appx 946 sf 1 bedroom/1 bath home with vinyl siding & outbuildings on appx 0.59-acre lot. Home is ready to remodel or tear down and build something new on this large lot. We will also be selling 1101 Falconer St next door. 10% buyer's premium.

19. 2023-12-01
    status Pending 276-char remark

    Show marketing remark (276 chars)

    Auction 12/1/2023 @ 11 am. Appx 946 sf 1 bedroom/1 bath home with vinyl siding & outbuildings on appx 0.59-acre lot. Home is ready to remodel or tear down and build something new on this large lot. We will also be selling 1101 Falconer St next door. 10% buyer's premium.

20. 2023-12-01
    price $13,200 276-char remark

    Show marketing remark (276 chars)

    Auction 12/1/2023 @ 11 am. Appx 946 sf 1 bedroom/1 bath home with vinyl siding & outbuildings on appx 0.59-acre lot. Home is ready to remodel or tear down and build something new on this large lot. We will also be selling 1101 Falconer St next door. 10% buyer's premium.

21. 2023-11-02
    listed $1 Active 276-char remark

    Show marketing remark (276 chars)

    Auction 12/1/2023 @ 11 am. Appx 946 sf 1 bedroom/1 bath home with vinyl siding & outbuildings on appx 0.59-acre lot. Home is ready to remodel or tear down and build something new on this large lot. We will also be selling 1101 Falconer St next door. 10% buyer's premium.

22. 2020-03-17
    soldstatus $50,000
23. 1991-06-26
    soldstatus $12,000

ⓘ 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: $486 · $40/mo
• Projected year-2 tax: $486 · $40/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,121
• − Mortgage interest: −$2,101
• − Property taxes: −$486
• − Insurance: −$188
• − Repairs & maintenance: −$970
• − Management: −$970
• − Depreciation: −$1,091
• Taxable income: $6,317
• Est. tax owed @ 24.0%: −$1,516
• After-tax cash flow: $5,026/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: Charleston School District
• NCES district ID: 0504200
• Math proficiency: 46% ▼ -12.00%
• Reading proficiency: 43% ▼ -9.00%
• Median HH income: $47,155
• Composite: 37.97/100
• National rank: #4296
• State rank: #39 of 238 in AR

Livability — Charleston

• Score: 69/100
• State rank: #70
• US rank: #8583

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charleston, AR
• Population (ZIP): 5,207

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 16,946 people
• By 2030: 16,403 · -3.2%
• By 2040: 15,303 · -9.7%
• By 2050: 14,243 · -16.0%
• By 2075: 12,136 · -28.4%
• By 2100: 10,443 · -38.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 10% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Iranian 2% Italian 1%
• Foreign-born: 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+62.4) · D 17.7% · R 80.1% · Other 2.2%
• 2008→2024 swing: -23.1pp toward R · 2008: -39.3pp · 2024: -62.4pp
• All cycles: 2024: R+62.4 2020: R+61.4 2016: R+54.6 2012: R+44.4 2008: R+39.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.06%
• Current HPI: 273.2222
• 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

+233.3% since first listed

7 events — show timeline

• 2026-05-16 Listed $40,000 WRVBOR
• 2023-12-29 Sold (MLS) $13,200 WRVBOR
• 2023-12-01 Pending — WRVBOR
• 2023-12-01 Price Changed $13,200 WRVBOR
• 2023-11-02 Listed $1 WRVBOR
• 2020-03-17 Sold (Public Records) $50,000 Public Records
• 1991-06-26 Sold (Public Records) $12,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $486 · +0.0% YoY. Source: county tax records.