118 Ash St · Alma, AR 72921

$85,000

3 bd · 1.5 ba · 1,954 sqft · SingleFamily public records · 22 Days on market

Built 1964 6,970 sqft lot

---

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
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Classical style home central to Alma amenities, walking distance to downtown area, fixer-upper. agent owned

Key facts

• 6,970 sq ft lot
• Built 1964
• Listed 21 days

Property features AI

Finance

• Other: Residential property (single family)
• HOA & community: Park and sidewalks in the community

Exterior

• Parking: Concrete parking surface
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Water available; Sewer available
• Home design: Single-family residence; Two levels; Faces south; House with vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Patio; Partial chain link fencing; Shingle roof; Corner city lot; Paved, publicly maintained road

Interior

• Kitchen: Plumbed for ice maker; Gas water heater
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Ceiling fan cooling; Has cooling
• Interior features: Built-in features; Ceiling fans; Gas log fireplace (1)
• Laundry & utility: No laundry hookups indicated

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $576 ($7k/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.
• Cap rate 14.4% vs local median 3.2% in Alma — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 62/100 on livability (#223 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+; Watch: crime C-, amenities F, commute F.
• Alma School District (suburban): math 34% / reading 37% proficiency, ranked #111 of 238 in AR (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Alma Primary School (701 students, 47% FRL); Alma Middle School (math 42% / reading 41%, grade F, #81 of 201 statewide, top 40%, 716 students, 44% FRL); Alma High School (math 25% / reading 38%, grade F, #128 of 292 statewide, top 44%, 1,003 students, 38% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: 106 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Crawford County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $85k implies a 112% 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 $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.64% ✓
• Cap rate: 14.43%
• Cash-on-cash: 29.06%
• DSCR: 2.29
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $212,986
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42 Davis St	0.15mi	3/2.0	2,026 (+4%)	11mo	$236,000	$116	76
48 Davis St	0.14mi	3/2.0	1,974 (+1%)	21mo	$202,500	$103	72
123 Oak St	0.30mi	3/2.0	1,781 (-9%)	3mo	$223,000	$125	67
301 Locust St	0.13mi	3/1.0	1,686 (-14%)	7mo	$65,000	$39	63
216 E Walnut St	0.39mi	3/2.0	1,760 (-10%)	14mo	$57,200	$33	51
123 Meadors Dr	0.50mi	2/2.0 (-1)	2,048 (+5%)	16mo	$221,000	$108	48
370 Meadors Dr	0.57mi	3/2.0	1,665 (-15%)	1mo	$274,000	$165	46
118 Rudy Rd	0.51mi	4/3.0 (+1)	2,194 (+12%)	0mo	$239,900	$109	44

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

Projected returns pro-forma

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

5-year hold

• IRR: 23.4%
• Equity multiple: 1.96×
• Total profit: $22,917
• Equity at exit: $12,674

10-year hold

• IRR: 31.3%
• Equity multiple: 3.82×
• Total profit: $67,154
• Equity at exit: $7,349

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 72921

• Home prices YoY: -5.6%
• Active inventory: 106
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,396 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$45 /mo · $542/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $576

Break-even live

Break-even rent $666

Max offer price $85,000

Occupancy floor 54%

Sensitivity live

Price	-10% $624	-5% $600	+0% $576	+5% $552	+10% $528
Rent	-10% $466	-5% $521	+0% $576	+5% $631	+10% $687
Rate	-1.0pp $619	-0.5pp $598	base $576	+0.5pp $554	+1.0pp $532

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: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1216 Seals St Alma, AR	3.0	2.0	1396	$1,200	$0.86	24d	1	0.76mi
1102 Red Oak Dr Alma, AR	3.0	2.0	1610	$1,600	$0.99	21d	1	1.36mi
1232 Maple Ridge Rd Unit 1236 Alma, AR	3.0	2.5	1667	$1,500	$0.90	44d	1	1.48mi

Listing history 21 events

1. 2026-06-19
   days on market $85,000 Active 22 DOM
2. 2026-06-18
   days on market $85,000 Active 21 DOM
3. 2026-06-17
   days on market $85,000 Active 20 DOM
4. 2026-06-16
   days on market $85,000 Active 19 DOM
5. 2026-06-15
   days on market $85,000 Active 18 DOM
6. 2026-06-14
   days on market $85,000 Active 16 DOM
7. 2026-06-13
   days on market $85,000 Active 15 DOM
8. 2026-06-10
   days on market $85,000 Active 13 DOM
9. 2026-06-09
   days on market $85,000 Active 12 DOM
10. 2026-06-08
    days on market $85,000 Active 11 DOM
11. 2026-06-07
    days on market $85,000 Active 10 DOM
12. 2026-06-05
    days on market $85,000 Active 7 DOM
13. 2026-06-02
    days on market $85,000 Active 5 DOM
14. 2026-06-01
    days on market $85,000 Active 4 DOM
15. 2026-05-31
    days on market $85,000 Active 3 DOM
16. 2026-05-30
    days on market $85,000 Active 2 DOM
17. 2026-05-28
    listed $85,000 Active
18. 2011-11-22
    soldstatus $40,000
19. 2002-11-04
    soldstatus $85,000
20. 1995-07-06
    soldstatus $56,000
21. 1991-12-16
    soldstatus $54,000

ⓘ 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: $542 · $45/mo
• Projected year-2 tax: $544 · $45/mo
• Expected delta: +$2/yr ($0/mo · 0.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,749
• − Mortgage interest: −$4,761
• − Property taxes: −$542
• − Insurance: −$425
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$2,473
• Taxable income: $5,868
• Est. tax owed @ 24.0%: −$1,408
• After-tax cash flow: $5,508/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: Alma School District
• NCES district ID: 0502250
• Math proficiency: 34% ▼ -17.00%
• Reading proficiency: 37% ▼ -7.00%
• Median HH income: $45,566
• Composite: 30.34/100
• National rank: #6264
• State rank: #111 of 238 in AR

Livability — Alma

• Score: 62/100
• State rank: #223
• US rank: #17089

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alma, AR
• Population (ZIP): 12,827

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 62,108 people
• By 2030: 61,519 · -0.9%
• By 2040: 59,735 · -3.8%
• By 2050: 57,521 · -7.4%
• By 2075: 53,143 · -14.4%
• By 2100: 49,596 · -20.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Black 2% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Serbian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+58.2) · D 19.9% · R 78.1% · Other 2.0%
• 2008→2024 swing: -12.1pp toward R · 2008: -46.0pp · 2024: -58.2pp
• All cycles: 2024: R+58.2 2020: R+56.7 2016: R+55.0 2012: R+49.9 2008: R+46.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -14.80%
• Current HPI: 249.3307
• 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

+57.4% since first listed

5 events — show timeline

• 2026-05-28 Listed $85,000 WRVBOR
• 2011-11-22 Sold (Public Records) $40,000 Public Records
• 2002-11-04 Sold (Public Records) $85,000 Public Records
• 1995-07-06 Sold (Public Records) $56,000 Public Records
• 1991-12-16 Sold (Public Records) $54,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $542 · +0.0% YoY. Source: county tax records.