507 Dean · White Hall, AR 71602

$160,000

3 bd · 2.5 ba · 2,678 sqft · SingleFamily public records · 73 Days on market

Built 1935 0.87 ac lot $60/sqft · 33% below area Est $239k · 33% under

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Why this score? — see what drove the C- 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 +15.8/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your contractor and make your vision for this one come to life! 3 bedrooms plus a bonus space upstairs, 2.5 bathrooms. House at the end of cul-de-sac on . 87 acres. Fenced backyard, roof 2021, hot water 2020. Utilities are not turned on. Selling as is. The potential is endless! Bring all offers!

Key facts

• 0.87 acre lot
• 2 garage spots
• Built 1935

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $74 ($884/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 $136k (15.0% below list).
• Recommended offer: $136k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.0% in White Hall — 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 73/100 on livability (#20 in AR) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• White Hall School District (rural): math 36% / reading 38% proficiency, ranked #86 of 238 in AR (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 90 active listings in the ZIP; 62 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Jefferson County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $30k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $160k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,935 (15.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.85% ✗
• Cap rate: 6.85%
• Cash-on-cash: 1.97%
• DSCR: 1.09
• GRM: 9.8

CMA / ARV

• ARV (median comp): $238,966
• List price: $160,000
• Delta: -33.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1201 Robin	0.56mi	3/2.0	2,718 (+2%)	7mo	$160,000	$59	64
900 Anderson Ave	0.37mi	4/3.0 (+1)	2,482 (-7%)	12mo	$399,000	$161	54
7818 Dollarway Rd	0.67mi	4/2.0 (+1)	2,640 (-1%)	10mo	$147,000	$56	52
209 Clark Rd	0.69mi	3/2.0	2,400 (-10%)	2mo	$295,000	$123	47

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: -13.2%
• Equity multiple: 0.52×
• Total profit: $-21,280
• Equity at exit: $23,857

10-year hold

• IRR: -4.3%
• Equity multiple: 0.72×
• Total profit: $-12,670
• Equity at exit: $13,834

Cash invested: $44,800 (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 71602

• Home prices YoY: -7.8%
• Active inventory: 90
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,359 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$95 /mo · $1,134/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $74

Break-even live

Break-even rent $1,266

Max offer price $160,000

Occupancy floor 90%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $160,000 Active 73 DOM
2. 2026-06-18
   days on market $160,000 Active 72 DOM
3. 2026-06-17
   days on market $160,000 Active 71 DOM
4. 2026-06-16
   days on market $160,000 Active 70 DOM
5. 2026-06-15
   statusdays on market $160,000 Active 69 DOM
6. 2026-06-14
   days on market $160,000 Price Change 67 DOM
7. 2026-06-12
   days on market $160,000 Price Change 66 DOM
8. 2026-06-09
   days on market $160,000 Price Change 63 DOM
9. 2026-06-09
   pricestatus $160,000 Price Change 62 DOM
10. 2026-06-08
    days on market $170,000 Active 62 DOM
11. 2026-06-07
    days on market $170,000 Active 61 DOM
12. 2026-06-05
    days on market $170,000 Active 58 DOM
13. 2026-06-03
    days on market $170,000 Active 57 DOM
14. 2026-06-02
    days on market $170,000 Active 56 DOM
15. 2026-06-01
    days on market $170,000 Active 55 DOM
16. 2026-05-31
    days on market $170,000 Active 54 DOM
17. 2026-05-30
    days on market $170,000 Active 53 DOM
18. 2026-05-12
    price $170,000 302-char remark

    Show marketing remark (302 chars)

    Bring your contractor and make your vision for this one come to life! 3 bedrooms plus a bonus space upstairs, 2.5 bathrooms. House at the end of cul-de-sac on . 87 acres. Fenced backyard, roof 2021, hot water 2020. Utilities are not turned on. Selling as is. The potential is endless! Bring all offers!

19. 2026-04-21
    price $180,000 302-char remark

    Show marketing remark (302 chars)

    Bring your contractor and make your vision for this one come to life! 3 bedrooms plus a bonus space upstairs, 2.5 bathrooms. House at the end of cul-de-sac on . 87 acres. Fenced backyard, roof 2021, hot water 2020. Utilities are not turned on. Selling as is. The potential is endless! Bring all offers!

20. 2026-04-07
    listed $190,000 New Listing 302-char remark

    Show marketing remark (302 chars)

    Bring your contractor and make your vision for this one come to life! 3 bedrooms plus a bonus space upstairs, 2.5 bathrooms. House at the end of cul-de-sac on . 87 acres. Fenced backyard, roof 2021, hot water 2020. Utilities are not turned on. Selling as is. The potential is endless! Bring all offers!

21. 2013-11-15
    soldstatus $89,950 348-char remark

    Show marketing remark (348 chars)

    Property is located at the end of a dead end street in a quiet subdivision. Lots of space for a growing family with bonus room upstairs and over the garage. Two bedrooms and 2.5 baths with lots of updates. Hardwood floors and much more. Call today for details. This is a Fannie Mae Home Path property must log on www. homepath.com to submit offers.

22. 2013-10-15
    historical 348-char remark

    Show marketing remark (348 chars)

    Property is located at the end of a dead end street in a quiet subdivision. Lots of space for a growing family with bonus room upstairs and over the garage. Two bedrooms and 2.5 baths with lots of updates. Hardwood floors and much more. Call today for details. This is a Fannie Mae Home Path property must log on www. homepath.com to submit offers.

23. 2013-10-04
    listed $89,900 348-char remark

    Show marketing remark (348 chars)

    Property is located at the end of a dead end street in a quiet subdivision. Lots of space for a growing family with bonus room upstairs and over the garage. Two bedrooms and 2.5 baths with lots of updates. Hardwood floors and much more. Call today for details. This is a Fannie Mae Home Path property must log on www. homepath.com to submit offers.

24. 2007-12-10
    soldstatus $144,712
25. 2007-11-30
    soldstatus $153,000
26. 2007-10-05
    historical
27. 2007-05-30
    listed $159,000
28. 2002-08-05
    soldstatus $118,000

ⓘ 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: $1,134 · $95/mo
• Projected year-2 tax: $1,134 · $95/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $16,312
• − Mortgage interest: −$8,962
• − Property taxes: −$1,134
• − Insurance: −$800
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$4,655
• Taxable loss: −$1,849
• Est. tax savings @ 24.0%: +$444
• After-tax cash flow: $1,328/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: White Hall School District
• NCES district ID: 0514140
• Math proficiency: 36% ▼ -12.00%
• Reading proficiency: 38% ▼ -13.00%
• Median HH income: $51,633
• Composite: 32.16/100
• National rank: #5788
• State rank: #86 of 238 in AR

Livability — White Hall

• Score: 73/100
• State rank: #20
• US rank: #5275

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: White Hall, AR
• Population (ZIP): 15,922

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 63,110 people
• By 2030: 58,519 · -7.3%
• By 2040: 49,740 · -21.2%
• By 2050: 42,331 · -32.9%
• By 2075: 29,591 · -53.1%
• By 2100: 21,047 · -66.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 58% Black 32% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Jefferson

• 2024 margin: Strong D (+20.1) · D 59.2% · R 39.2% · Other 1.6%
• 2008→2024 swing: -6.2pp toward R · 2008: 26.3pp · 2024: 20.1pp
• All cycles: 2024: D+20.1 2020: D+21.7 2016: D+25.3 2012: D+29.0 2008: D+26.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.84%
• Current HPI: 223.9305
• 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

+44.1% since first listed

11 events — show timeline

• 2026-05-12 Price Changed $170,000 CARMLS
• 2026-04-21 Price Changed $180,000 CARMLS
• 2026-04-07 Listed $190,000 CARMLS
• 2013-11-15 Sold (MLS) $89,950 CARMLS
• 2013-10-15 Listing Removed — CARMLS
• 2013-10-04 Listed $89,900 CARMLS
• 2007-12-10 Sold (Public Records) $144,712 Public Records
• 2007-11-30 Sold (MLS) $153,000 CARMLS
• 2007-10-05 Listing Removed — CARMLS
• 2007-05-30 Listed $159,000 CARMLS
• 2002-08-05 Sold (Public Records) $118,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $1,134 · -2.1% YoY. Source: county tax records.