141 N Church St · Mineral Springs, AR 71851

$92,500

3 bd · 2.0 ba · 1,394 sqft · SingleFamily public records · 74 Days on market

Built 1950 $66/sqft · 27% below area Est $127k · 27% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.1/30.0
• Appreciation +5.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.4/10.0
• Schools +1.2/10.0

Listing remarks MLS

Older home located in the heart of Mineral Springs, offers over 1,380 sq ft of living space. Large corner lot, single carport and with in walking distance to the schools. Home offers 3 bedrooms and 2 full baths, eat-in kitchen with refrigerator and stove to convey at closing. Property is being sold "AS IS" with no disclosures. Contact our office for more details or to schedule a viewing.

Key facts

• Eat-in kitchen
• Corner lot
• Detached

Tags

• CORNER LOT
• WALKING DISTANCE TO SCHOOLS
• EAT-IN KITCHEN
• DETACHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $76k (17.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $59k (35.7% below list).
• Recommended offer: $59k (35.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#185 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime A-; Watch: schools F, amenities F, commute F.
• Mineral Springs School District (rural): math 15% / reading 15% proficiency, ranked #222 of 238 in AR (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 9 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 1 units permitted in Howard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($640 loan paydown + $1k appreciation (1.1% local appreciation)).
• Howard County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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 $24k; list at $92k implies a 285% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,441 (35.7% 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 74 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 0.64% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.27%
• DSCR: 0.81
• GRM: 13.0

CMA / ARV

• ARV (median comp): $127,173
• List price: $92,500
• Delta: -27.26%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 W Collins St	0.19mi	3/1.0	1,413 (+1%)	2mo	$74,900	$53	83
114 W Runnels St	0.24mi	3/2.0	1,347 (-3%)	6mo	$126,000	$94	78
607 W Spring St	0.27mi	3/2.0	1,384 (-1%)	22mo	$140,000	$101	68
117 N Mcclendon	0.51mi	3/2.0	1,200 (-14%)	24mo	$110,000	$92	33

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

Projected returns pro-forma

1.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.8%
• Equity multiple: 0.86×
• Total profit: $-3,639
• Equity at exit: $32,151

10-year hold

• IRR: 2.2%
• Equity multiple: 1.28×
• Total profit: $7,153
• Equity at exit: $43,172

Cash invested: $25,900 (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 71851

• Home prices YoY: 1.1%
• Active inventory: 9
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $594 medium
• Mortgage (P&I): −$485
• Tax from tax record: −$38 /mo · $457/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$125
• Net cashflow: $-92

Break-even live

Break-even rent $711

Max offer price $76,222

Occupancy floor —

Sensitivity live

Price	-10% $-40	-5% $-66	+0% $-92	+5% $-118	+10% $-145
Rent	-10% $-139	-5% $-116	+0% $-92	+5% $-69	+10% $-45
Rate	-1.0pp $-46	-0.5pp $-69	base $-92	+0.5pp $-116	+1.0pp $-140

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
601 Dillard Dr Mineral Springs, AR	2.0	1.0	1200	$550	$0.46	44d	1	0.33mi
412 Schaal Rd Unit 1 Mineral Springs, AR	2.0	1.0	1200	$600	$0.50	44d	1	0.39mi
206 E Spring St Mineral Springs, AR	2.0	1.0	1200	$650	$0.54	44d	1	0.47mi

Listing history 26 events

1. 2026-06-19
   days on market $92,500 Active 74 DOM
2. 2026-06-18
   days on market $92,500 Active 73 DOM
3. 2026-06-17
   days on market $92,500 Active 72 DOM
4. 2026-06-16
   days on market $92,500 Active 71 DOM
5. 2026-06-15
   days on market $92,500 Active 70 DOM
6. 2026-06-14
   days on market $92,500 Active 68 DOM
7. 2026-06-12
   days on market $92,500 Active 67 DOM
8. 2026-06-09
   days on market $92,500 Active 64 DOM
9. 2026-06-08
   days on market $92,500 Active 63 DOM
10. 2026-06-07
    days on market $92,500 Active 62 DOM
11. 2026-06-07
    days on market $92,500 Active 61 DOM
12. 2026-06-04
    days on market $92,500 Active 58 DOM
13. 2026-06-02
    days on market $92,500 Active 57 DOM
14. 2026-06-01
    days on market $92,500 Active 56 DOM
15. 2026-05-31
    days on market $92,500 Active 55 DOM
16. 2026-05-31
    days on market $92,500 Active 54 DOM
17. 2026-04-06
    listed $92,500 New Listing 400-char remark

    Show marketing remark (400 chars)

    Older home located in the heart of Mineral Springs, offers over 1,380 sq ft of living space. Large corner lot, single carport and with in walking distance to the schools. Home offers 3 bedrooms and 2 full baths, eat-in kitchen with refrigerator and stove to convey at closing. Property is being sold "AS IS" with no disclosures. Contact our office for more details or to schedule a viewing.

18. 2026-04-04
    historical
19. 2025-04-03
    listed $92,500 New Listing
20. 2025-04-03
    historical
21. 2024-04-03
    status Back on Market
22. 2024-04-03
    historical
23. 2024-04-02
    listed $92,500 New Listing
24. 2020-05-05
    historical
25. 2019-12-01
    listed $69,900
26. 2006-06-20
    soldstatus $24,000

ⓘ 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: $457 · $38/mo
• Projected year-2 tax: $592 · $49/mo
• Expected delta: +$135/yr (+$11/mo · 29.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $7,133
• − Mortgage interest: −$5,181
• − Property taxes: −$457
• − Insurance: −$462
• − Repairs & maintenance: −$571
• − Management: −$571
• − Depreciation: −$2,691
• Taxable loss: −$2,800
• Est. tax savings @ 24.0%: +$672
• After-tax cash flow: $-434/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: Mineral Springs School District
• NCES district ID: 0509780
• Math proficiency: 15% ▼ -12.00%
• Reading proficiency: 15% ▼ -7.00%
• Median HH income: $35,351
• Composite: 12.37/100
• National rank: #9635
• State rank: #222 of 238 in AR

Livability — Mineral Springs

• Score: 64/100
• State rank: #185
• US rank: #14819

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mineral Springs, AR
• Population (ZIP): 1,822

Population outlook (Howard County) Hauer SSP2

• Today (2025): 12,642 people
• By 2030: 12,218 · -3.4%
• By 2040: 11,470 · -9.3%
• By 2050: 10,874 · -14.0%
• By 2075: 10,517 · -16.8%
• By 2100: 10,929 · -13.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Black 46% White 37% Hispanic / Latino 14% Two or more races 13%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Iranian 1% Serbian 1% French 1%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 84% English-only · Spanish 12% German/W. Germanic 4%

Political lean MEDSL · Howard

• 2024 margin: Solid R (+46.7) · D 25.9% · R 72.6% · Other 1.5%
• 2008→2024 swing: -21.7pp toward R · 2008: -25.0pp · 2024: -46.7pp
• All cycles: 2024: R+46.7 2020: R+41.9 2016: R+39.0 2012: R+31.7 2008: R+25.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.12%
• Current HPI: 102.3152
• 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

+285.4% since first listed

10 events — show timeline

• 2026-04-06 Listed $92,500 CARMLS
• 2026-04-04 Listing Removed — CARMLS
• 2025-04-03 Listing Removed — CARMLS
• 2025-04-03 Listed $92,500 CARMLS
• 2024-04-03 Relisted — CARMLS
• 2024-04-03 Listing Removed — CARMLS
• 2024-04-02 Listed $92,500 CARMLS
• 2020-05-05 Listing Removed — CARMLS
• 2019-12-01 Listed $69,900 CARMLS
• 2006-06-20 Sold (Public Records) $24,000 Public Records

Property tax history

+6.0%/yr

Latest (2023): $457 · +7.2% YoY. Source: county tax records.