327 E Mulberry St · Alma, AR 72921

$100,000

2 bd · 1.0 ba · 1,228 sqft · SingleFamily public records · 98 Days on market

Built 1960 8,712 sqft lot $81/sqft · 20% below area Est $125k · 20% 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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +7.0/10.0
• 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 MLS

Charming 2-bedroom, 2-bathroom home offering 1,228 square feet and situated on a corner lot in Alma. Start your mornings on the front porch with a cup of coffee, or unwind in the evenings on the covered back deck. This home offers convenience and outdoor space. This property features a formal dining room and a functional layout perfect for everyday living. The first bathroom includes a convenient tub/shower combo, while the primary suite offers a walk-in shower and a generous walk-in closet. You’ll also appreciate the nicely sized laundry room. Step outside to enjoy the fenced yard—perfect for pets—with a covered back deck ideal for relaxing or entertaining. A new storage building conveys with an acceptable offer, along with the washer, dryer, and refrigerator. Conveniently located close to Walmart, schools, shopping, and great local restaurants, with easy access to I-49 and I-40—making commuting a breeze while keeping you near everything you need.

Key facts

• Formal dining room
• Fenced yard
• Front porch

Tags

• CORNER LOT
• FRONT PORCH
• COVERED BACK DECK
• FORMAL DINING ROOM
• FENCED YARD
• NEW STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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-, schools D, amenities 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.
• Market conditions: 106 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $691 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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?
6. 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.
7. 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.
8. 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: 1.20% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.66%
• DSCR: 1.56
• GRM: 6.9

CMA / ARV

• ARV (median comp): $124,666
• List price: $100,000
• Delta: -19.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
254 Main St	0.14mi	3/1.0 (+1)	1,213 (-1%)	5mo	$146,000	$120	82
1429 Seals St	0.34mi	3/1.5 (+1)	1,227 (-0%)	7mo	$145,000	$118	71
1211 Harris Dr	0.28mi	3/2.0 (+1)	1,250 (+2%)	4mo	$210,000	$168	71
405 Mulberry St	0.03mi	2/1.5	1,068 (-13%)	14mo	$59,000	$55	63
519 London St	0.20mi	2/1.0	1,064 (-13%)	14mo	$24,200	$23	57
1204 Airport Rd	0.23mi	3/2.0 (+1)	1,300 (+6%)	18mo	$225,000	$173	56
118 Railroad St	0.56mi	2/1.0	1,184 (-4%)	17mo	$41,500	$35	53
1032 Harris Dr	0.29mi	3/1.5 (+1)	1,110 (-10%)	15mo	$135,000	$122	51
1403 Seals St	0.32mi	3/1.0 (+1)	1,055 (-14%)	12mo	$40,700	$39	47
215 Ash St	0.60mi	2/2.0	1,320 (+8%)	16mo	$174,900	$133	42
204 Locust St	0.63mi	3/2.0 (+1)	1,308 (+6%)	20mo	$50,000	$38	35
308 Emily Dr	0.74mi	3/2.0 (+1)	1,404 (+14%)	2mo	$226,000	$161	31

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: 2.4%
• Equity multiple: 1.09×
• Total profit: $2,612
• Equity at exit: $14,910

10-year hold

• IRR: 12.0%
• Equity multiple: 1.95×
• Total profit: $26,487
• Equity at exit: $8,646

Cash invested: $28,000 (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 72921

• Home prices YoY: -5.6%
• Active inventory: 106
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$86 /mo · $1,037/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $296

Break-even live

Break-even rent $826

Max offer price $100,000

Occupancy floor 70%

Sensitivity live

Price	-10% $352	-5% $324	+0% $296	+5% $267	+10% $239
Rent	-10% $201	-5% $248	+0% $296	+5% $343	+10% $390
Rate	-1.0pp $346	-0.5pp $321	base $296	+0.5pp $270	+1.0pp $243

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.21mi
2021 Plum Creek Ln Unit A Alma, AR	3.0	2.0	1300	$1,200	$0.92	22d	1	1.41mi

Listing history 27 events

1. 2026-06-19
   status $100,000 Pending 98 DOM
2. 2026-06-18
   days on market $100,000 Active 98 DOM
3. 2026-06-17
   days on market $100,000 Active 97 DOM
4. 2026-06-16
   days on market $100,000 Active 96 DOM
5. 2026-06-15
   days on market $100,000 Active 95 DOM
6. 2026-06-14
   days on market $100,000 Active 93 DOM
7. 2026-06-13
   days on market $100,000 Active 92 DOM
8. 2026-06-10
   days on market $100,000 Active 90 DOM
9. 2026-06-09
   days on market $100,000 Active 89 DOM
10. 2026-06-08
    days on market $100,000 Active 88 DOM
11. 2026-06-07
    days on market $100,000 Active 87 DOM
12. 2026-06-05
    days on market $100,000 Active 84 DOM
13. 2026-06-02
    days on market $100,000 Active 82 DOM
14. 2026-06-01
    days on market $100,000 Active 81 DOM
15. 2026-05-31
    days on market $100,000 Active 80 DOM
16. 2026-05-30
    days on market $100,000 Active 79 DOM
17. 2026-05-09
    price $100,000 986-char remark

    Show marketing remark (986 chars)

    Charming 2-bedroom, 2-bathroom home offering 1,228 square feet and situated on a corner lot in Alma. Start your mornings on the front porch with a cup of coffee, or unwind in the evenings on the covered back deck. This home offers convenience and outdoor space. This property features a formal dining room and a functional layout perfect for everyday living. The first bathroom includes a convenient tub/shower combo, while the primary suite offers a walk-in shower and a generous walk-in closet. You’ll also appreciate the nicely sized laundry room. Step outside to enjoy the fenced yard—perfect for pets—with a covered back deck ideal for relaxing or entertaining. A new storage building conveys with an acceptable offer, along with the washer, dryer, and refrigerator. Conveniently located close to Walmart, schools, shopping, and great local restaurants, with easy access to I-49 and I-40—making commuting a breeze while keeping you near everything you need.

18. 2026-04-21
    price $105,000 986-char remark

    Show marketing remark (986 chars)

    Charming 2-bedroom, 2-bathroom home offering 1,228 square feet and situated on a corner lot in Alma. Start your mornings on the front porch with a cup of coffee, or unwind in the evenings on the covered back deck. This home offers convenience and outdoor space. This property features a formal dining room and a functional layout perfect for everyday living. The first bathroom includes a convenient tub/shower combo, while the primary suite offers a walk-in shower and a generous walk-in closet. You’ll also appreciate the nicely sized laundry room. Step outside to enjoy the fenced yard—perfect for pets—with a covered back deck ideal for relaxing or entertaining. A new storage building conveys with an acceptable offer, along with the washer, dryer, and refrigerator. Conveniently located close to Walmart, schools, shopping, and great local restaurants, with easy access to I-49 and I-40—making commuting a breeze while keeping you near everything you need.

19. 2026-03-20
    status Active 986-char remark

    Show marketing remark (986 chars)

    Charming 2-bedroom, 2-bathroom home offering 1,228 square feet and situated on a corner lot in Alma. Start your mornings on the front porch with a cup of coffee, or unwind in the evenings on the covered back deck. This home offers convenience and outdoor space. This property features a formal dining room and a functional layout perfect for everyday living. The first bathroom includes a convenient tub/shower combo, while the primary suite offers a walk-in shower and a generous walk-in closet. You’ll also appreciate the nicely sized laundry room. Step outside to enjoy the fenced yard—perfect for pets—with a covered back deck ideal for relaxing or entertaining. A new storage building conveys with an acceptable offer, along with the washer, dryer, and refrigerator. Conveniently located close to Walmart, schools, shopping, and great local restaurants, with easy access to I-49 and I-40—making commuting a breeze while keeping you near everything you need.

20. 2026-03-03
    status Pending 986-char remark

    Show marketing remark (986 chars)

    Charming 2-bedroom, 2-bathroom home offering 1,228 square feet and situated on a corner lot in Alma. Start your mornings on the front porch with a cup of coffee, or unwind in the evenings on the covered back deck. This home offers convenience and outdoor space. This property features a formal dining room and a functional layout perfect for everyday living. The first bathroom includes a convenient tub/shower combo, while the primary suite offers a walk-in shower and a generous walk-in closet. You’ll also appreciate the nicely sized laundry room. Step outside to enjoy the fenced yard—perfect for pets—with a covered back deck ideal for relaxing or entertaining. A new storage building conveys with an acceptable offer, along with the washer, dryer, and refrigerator. Conveniently located close to Walmart, schools, shopping, and great local restaurants, with easy access to I-49 and I-40—making commuting a breeze while keeping you near everything you need.

21. 2026-02-23
    listed $115,000 Active 986-char remark

    Show marketing remark (986 chars)

    Charming 2-bedroom, 2-bathroom home offering 1,228 square feet and situated on a corner lot in Alma. Start your mornings on the front porch with a cup of coffee, or unwind in the evenings on the covered back deck. This home offers convenience and outdoor space. This property features a formal dining room and a functional layout perfect for everyday living. The first bathroom includes a convenient tub/shower combo, while the primary suite offers a walk-in shower and a generous walk-in closet. You’ll also appreciate the nicely sized laundry room. Step outside to enjoy the fenced yard—perfect for pets—with a covered back deck ideal for relaxing or entertaining. A new storage building conveys with an acceptable offer, along with the washer, dryer, and refrigerator. Conveniently located close to Walmart, schools, shopping, and great local restaurants, with easy access to I-49 and I-40—making commuting a breeze while keeping you near everything you need.

22. 2023-06-28
    soldstatus $78,000 60-char remark

    Show marketing remark (60 chars)

    2 bedroom 2 bath home in Alma! 1228 sq foot on a corner lot.

23. 2023-06-28
    listed $78,000 60-char remark

    Show marketing remark (60 chars)

    2 bedroom 2 bath home in Alma! 1228 sq foot on a corner lot.

24. 2023-06-28
    soldstatus $78,000

    Show marketing remark (60 chars)

    2 bedroom 2 bath home in Alma! 1228 sq foot on a corner lot.

25. 2019-03-15
    soldstatus $107,900
26. 1998-08-11
    soldstatus $39,000
27. 1997-11-20
    soldstatus $40,000

ⓘ 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: $1,037 · $86/mo
• Projected year-2 tax: $1,037 · $86/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 · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $14,400
• − Mortgage interest: −$5,602
• − Property taxes: −$1,037
• − Insurance: −$500
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$2,909
• Taxable income: $2,048
• Est. tax owed @ 24.0%: −$492
• After-tax cash flow: $3,055/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

+150.0% since first listed

11 events — show timeline

• 2026-05-09 Price Changed $100,000 WRVBOR
• 2026-04-21 Price Changed $105,000 WRVBOR
• 2026-03-20 Relisted — WRVBOR
• 2026-03-03 Pending — WRVBOR
• 2026-02-23 Listed $115,000 WRVBOR
• 2023-06-28 Sold (Public Records) $78,000 Public Records
• 2023-06-28 Listed $78,000 WRVBOR
• 2023-06-28 Sold (MLS) $78,000 WRVBOR
• 2019-03-15 Sold (Public Records) $107,900 Public Records
• 1998-08-11 Sold (Public Records) $39,000 Public Records
• 1997-11-20 Sold (Public Records) $40,000 Public Records

Property tax history

+17.8%/yr

Latest (2025): $1,037 · +0.0% YoY. Source: county tax records.