409 NW 1st St

Atkins, AR 72823

$117,500C

4 bd · 1.0 ba · 1,806 sqft · Built — · SingleFamily · Active · 55 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,058/mo
• Mortgage (P&I): −$616
• Tax + insurance: −$196
• HOA: −$0
• Vac / Maint / Mgmt: −$222
• Net cashflow: $24/mo
• Annual: $289/yr
• Cap rate: 6.54%
• Cash-on-cash: 0.88%
• DSCR: 1.04
• 1% rule: 0.90%
• Cash to close: $32,900

Investor read

• This is a 4-bed/1.0-bath single-family listed at $118k.
• At list price, monthly cash flow is $24 ($289/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 $106k (9.9% below list).
• It's been on market 55 days — a 3% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $106k (9.9% below list) — sets the bar for 1% rule.
• In year one you build about $8k of equity ($812 loan paydown + $7k appreciation (5.8% local appreciation)).
• Location reads 59/100 on livability (#293 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: amenities F, commute F, employment F.
• Atkins School District (rural): math 39% / reading 37% proficiency, ranked #93 of 238 in AR (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Atkins Elementary School (math 37% / reading 32%, grade F, #254 of 454 statewide, top 59%, 370 students, 70% FRL); Atkins Middle School (math 45% / reading 41%, grade D-, #70 of 201 statewide, top 38%, 291 students, 66% FRL); Atkins High School (math 27% / reading 32%, grade F, #142 of 292 statewide, top 53%, 328 students, 56% FRL).
• Market conditions: 44 active listings in the ZIP; 55 units permitted in Pope County in 2024 (0 in 5+ unit buildings).
• Pope County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• Current owner paid $41k; list at $118k implies a 187% gain — meaningful room to come down on a strong offer.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• It's been on market 55 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.