110 Owens St N · Wynne, AR 72396

$25,000

2 bd · 1.0 ba · 1,576 sqft · SingleFamily public records · 224 Days on market

Built 1967 0.52 ac lot Est $39k · 37% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.2/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

For Sale: Charming Fixer-Upper in Wynne ! Your next project awaits! This property has great potential and is perfect for anyone looking to create their dream home or make a profitable investment! Address: 110 Owens St Bedrooms: 2 Bathrooms: 2 Square Footage: 1619 sqft This home needs some TLC and is priced to sell FAST! Ideal for fix and flip enthusiasts or those looking for a project home. Contact Us Today for More Details: Joan Olson: [email protected] | 727-263-3034 Cash Buyers only 7 $500 EMD 7 day inspection 30 day close

Key facts

• 0.52 acre lot
• Built 1967
• Listed 224 days

Property features AI

Finance

• Other: Other details: not specified
• Financial info: Financial details: not specified
• HOA & community: HOA/community details: not specified

Exterior

• Parking: Parking details: not specified
• Security: Security features: not specified
• Utilities: Utilities details: not specified
• Home design: House
• Construction: Construction details: not specified
• Exterior features: Lot of approximately 22,695 sq ft

Interior

• Kitchen: Kitchen details: not specified
• Bedrooms: Bedrooms: not specified
• Flooring: Flooring details: not specified
• Bathrooms: Bathrooms: not specified
• Heating & cooling: Heating and cooling details: not specified
• Interior features: One-level living
• Laundry & utility: Laundry/utility details: not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 37.8% vs local median 4.5% in Wynne — 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 54/100 on livability (#427 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, health & safety A; Watch: crime F, amenities F, commute F.
• Wynne School District (town): math 36% / reading 39% proficiency, ranked #96 of 238 in AR (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wynne Intermediate School (math 43% / reading 35%, grade F, #221 of 454 statewide, top 49%, 571 students, 67% FRL); Wynne Junior High School (math 39% / reading 40%, grade F, #92 of 201 statewide, top 50%, 563 students, 60% FRL); Wynne High School (math 22% / reading 41%, grade F, #128 of 292 statewide, top 44%, 784 students, 53% FRL).
• Market conditions: 99 active listings in the ZIP; 17 units permitted in Cross County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $173 of loan paydown is wiped out by about $750 of value loss. Plan a longer hold.
• Cross County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
7. Crime grade is F 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?
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: 4.12% ✓
• Cap rate: 37.76%
• Cash-on-cash: 112.39%
• DSCR: 6.00
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $39,400
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
702 Union Ave	0.60mi	2/1.5	1,395 (-12%)	12mo	$35,000	$25	40

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: 91.7%
• Equity multiple: 5.26×
• Total profit: $29,815
• Equity at exit: $3,728

10-year hold

• IRR: 94.6%
• Equity multiple: 10.97×
• Total profit: $69,801
• Equity at exit: $2,162

Cash invested: $7,000 (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 72396

• Home prices YoY: -17.6%
• Active inventory: 99
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,029 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$16 /mo · $189/yr
• Insurance: −$10
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $530

Break-even live

Break-even rent $358

Max offer price $25,000

Occupancy floor 43%

Sensitivity live

Price	-10% $545	-5% $538	+0% $530	+5% $523	+10% $516
Rent	-10% $449	-5% $490	+0% $530	+5% $571	+10% $612
Rate	-1.0pp $543	-0.5pp $537	base $530	+0.5pp $524	+1.0pp $517

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $25,000 Active 224 DOM
2. 2026-06-18
   days on market $25,000 Active 223 DOM
3. 2026-06-17
   days on market $25,000 Active 222 DOM
4. 2026-06-16
   days on market $25,000 Active 221 DOM
5. 2026-06-15
   days on market $25,000 Active 220 DOM
6. 2026-06-14
   days on market $25,000 Active 218 DOM
7. 2026-06-12
   days on market $25,000 Active 217 DOM
8. 2026-06-09
   days on market $25,000 Active 214 DOM
9. 2026-06-08
   days on market $25,000 Active 213 DOM
10. 2026-06-07
    days on market $25,000 Active 212 DOM
11. 2026-06-07
    days on market $25,000 Active 211 DOM
12. 2026-06-04
    days on market $25,000 Active 208 DOM
13. 2026-06-02
    days on market $25,000 Active 207 DOM
14. 2026-06-01
    days on market $25,000 Active 206 DOM
15. 2026-05-31
    days on market $25,000 Active 205 DOM
16. 2026-05-31
    days on market $25,000 Active 204 DOM
17. 2025-11-07
    listed $25,000 Active
18. 2025-05-18
    historical $346
19. 2025-05-01
    listed $346
20. 2007-06-08
    soldstatus $56,000
21. 2000-12-06
    soldstatus $22,000
22. 1990-04-06
    soldstatus $21,500

ⓘ 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: $189 · $16/mo
• Projected year-2 tax: $189 · $16/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 3/10 Moderate FEMA zone A · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $12,348
• − Mortgage interest: −$1,400
• − Property taxes: −$189
• − Insurance: −$1,628
• − Repairs & maintenance: −$988
• − Management: −$988
• − Depreciation: −$727
• Taxable income: $6,428
• Est. tax owed @ 24.0%: −$1,543
• After-tax cash flow: $4,822/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: Wynne School District
• NCES district ID: 0514430
• Math proficiency: 36% ▼ -8.00%
• Reading proficiency: 39% ▼ -7.00%
• Median HH income: $40,508
• Composite: 31.51/100
• National rank: #5970
• State rank: #96 of 238 in AR

Livability — Wynne

• Score: 54/100
• State rank: #427
• US rank: #24166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wynne, AR
• Population (ZIP): 12,854

Population outlook (Cross County) Hauer SSP2

• Today (2025): 16,293 people
• By 2030: 15,636 · -4.0%
• By 2040: 14,312 · -12.2%
• By 2050: 13,050 · -19.9%
• By 2075: 10,362 · -36.4%
• By 2100: 7,873 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 20% Two or more races 9% Hispanic / Latino 3%
• Common ancestry: Italian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 2%
• Languages at home: 97% English-only · Arabic 2% Spanish 1%

Political lean MEDSL · Cross

• 2024 margin: Solid R (+47.6) · D 25.1% · R 72.7% · Other 2.1%
• 2008→2024 swing: -22.2pp toward R · 2008: -25.4pp · 2024: -47.6pp
• All cycles: 2024: R+47.6 2020: R+45.7 2016: R+37.8 2012: R+29.8 2008: R+25.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.26%
• Current HPI: 184.1112
• 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

+16.3% since first listed

6 events — show timeline

• 2025-11-07 Listed $25,000 ForSaleByOwner.com
• 2025-05-18 Rental Removed $346 Hemlane
• 2025-05-01 Listed for Rent $346 Hemlane
• 2007-06-08 Sold (Public Records) $56,000 Public Records
• 2000-12-06 Sold (Public Records) $22,000 Public Records
• 1990-04-06 Sold (Public Records) $21,500 Public Records

Property tax history

-6.4%/yr

Latest (2025): $189 · +9.3% YoY. Source: county tax records.