597 Ashley Road 5 · Crossett, AR 71635

$109,000

5 bd · 2.0 ba · 1,424 sqft · SingleFamily public records · 26 Days on market

Built 1975 2.00 ac lot

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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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Originally constructed as a 3 bed / 2 bath home, the current owner enclosed the back patio adding on a hallway and (2) 10 x 12 bedrooms. Updated kitchen and new flooring throughout! Large bonus room w/ custom panty. Space for wood stove in living room. RV shed and metal carport remain. Fenced-in back yard. Rural location with woods view. Central heat works but central air does not; currently using window units for cooling. Age of roof is unknown. Property to be sold "as-is. "

Key facts

• Large bonus room
• Rv shed
• Custom pantry

Tags

• ENCLOSED BACK PATIO
• UPDATED KITCHEN
• LARGE BONUS ROOM
• CUSTOM PANTRY
• SPACE FOR WOOD STOVE
• RV SHED

Property features AI

Finance

• Other: Livestock allowed
• Financial info: Financing options: conventional loan or cash

Exterior

• Parking: Carport for 2 cars
• Utilities: Public water; Septic system; Electric via cooperative; Ridge vents/caps
• Home design: Wood exterior; Not in a subdivision; Rural property; Approximately 1,820 square feet; Approximately 2 acres (295 x 295)
• Construction: Composition roof; Slab foundation
• Exterior features: Patio; RV parking; Chain-link fencing; Gravel road access

Interior

• Kitchen: Free-standing stove; Electric range; Microwave; Refrigerator stays
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Window air-conditioning units
• Interior features: Electric water heater; Ceiling fans; Sheetrock walls and ceilings; Paneling

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $107k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 5.4% in Crossett — 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 59/100 on livability (#299 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, crime F, amenities F.
• Hamburg School District (town): math 24% / reading 26% proficiency, ranked #187 of 238 in AR (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hamburg High School (math 16% / reading 31%, grade F, #208 of 292 statewide, top 71%, 498 students, 56% FRL).
• Market conditions: 56 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Ashley County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $53k; list at $109k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 50% chance of damaging wind over 30y; 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 $107,365 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — 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. 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?
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: 1.07% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.49%
• DSCR: 1.47
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -0.6%
• Equity multiple: 0.98×
• Total profit: $-718
• Equity at exit: $16,252

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $21,075
• Equity at exit: $9,424

Cash invested: $30,520 (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 71635

• Home prices YoY: -30.4%
• Active inventory: 56
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,167 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$39 /mo · $462/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $267

Break-even live

Break-even rent $830

Max offer price $109,000

Occupancy floor 72%

Sensitivity live

Price	-10% $328	-5% $298	+0% $267	+5% $236	+10% $205
Rent	-10% $174	-5% $221	+0% $267	+5% $313	+10% $359
Rate	-1.0pp $322	-0.5pp $294	base $267	+0.5pp $238	+1.0pp $210

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-20
   listed $109,000 New Listing 490-char remark
2. 2012-03-12
   soldstatus $53,000
3. 2001-07-31
   soldstatus $55,000

ⓘ 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: $462 · $39/mo
• Projected year-2 tax: $698 · $58/mo
• Expected delta: +$235/yr (+$20/mo · 50.9%)

ⓘ 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 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% 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: $14,009
• − Mortgage interest: −$6,106
• − Property taxes: −$462
• − Insurance: −$545
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$3,171
• Taxable income: $1,484
• Est. tax owed @ 24.0%: −$356
• After-tax cash flow: $2,844/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: Hamburg School District
• NCES district ID: 0500042
• Math proficiency: 24% ▼ -20.00%
• Reading proficiency: 26% ▼ -11.00%
• Median HH income: $35,669
• Composite: 20.69/100
• National rank: #8527
• State rank: #187 of 238 in AR

Livability — Crossett

• Score: 59/100
• State rank: #299
• US rank: #20393

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,368

Population outlook (Ashley County) Hauer SSP2

• Today (2025): 18,757 people
• By 2030: 17,541 · -6.5%
• By 2040: 15,243 · -18.7%
• By 2050: 13,136 · -30.0%
• By 2075: 8,901 · -52.5%
• By 2100: 5,626 · -70.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 28% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Ashley

• 2024 margin: Solid R (+48.0) · D 25.2% · R 73.2% · Other 1.6%
• 2008→2024 swing: -19.9pp toward R · 2008: -28.1pp · 2024: -48.0pp
• All cycles: 2024: R+48.0 2020: R+43.2 2016: R+36.5 2012: R+25.4 2008: R+28.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.73%
• Current HPI: 125.616
• 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

+98.2% since first listed

4 events — show timeline

• 2026-05-27 Pending — CARMLS
• 2026-04-20 Listed $109,000 CARMLS
• 2012-03-12 Sold (Public Records) $53,000 Public Records
• 2001-07-31 Sold (Public Records) $55,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $462 · -11.7% YoY. Source: county tax records.