901 West · Kensett, AR 72082

$109,000

3 bd · 1.5 ba · 1,396 sqft · SingleFamily public records · 97 Days on market

Built 1972 0.34 ac lot $78/sqft · 6% above area Est $102k · 6% over

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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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Appreciation +5.0/10.0
• ARV discount +4.6/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

possibilities with some TLC home could be a nice rental or even a family home. Home has lots of big rooms and a large, fenced back yard. With a short drive to Searcy home is conveniently located.

Key facts

• Fenced back yard
• 0.34 acre lot
• 2 parking spots

Tags

• FENCED BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/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: $99k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#200 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools F, amenities F, commute F.
• Riverview School District (town): math 20% / reading 26% proficiency, ranked #202 of 238 in AR (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 4 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 219 units permitted in White County in 2024 (36 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($754 loan paydown + $3k appreciation (3.0% local appreciation)).
• White County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $11k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $109k implies a 432% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $99,190 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 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 1972 — 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 F-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: 1.22% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.83%
• DSCR: 1.66
• GRM: 6.9

CMA / ARV

• ARV (median comp): $102,443
• List price: $109,000
• Delta: 6.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
714 West St	0.10mi	2/1.0 (-1)	1,336 (-4%)	6mo	$70,000	$52	76
506 W Barnett	0.25mi	3/2.0	1,276 (-9%)	12mo	$70,000	$55	62
720 Maple	0.42mi	3/1.5	1,260 (-10%)	16mo	$119,000	$94	51
606 North St	0.42mi	3/2.0	1,196 (-14%)	15mo	$125,000	$105	42

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: 21.4%
• Equity multiple: 2.22×
• Total profit: $37,129
• Equity at exit: $49,011

10-year hold

• IRR: 22.5%
• Equity multiple: 4.23×
• Total profit: $98,473
• Equity at exit: $75,532

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 72082

• Active inventory: 4
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,325 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$52 /mo · $629/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $377

Break-even live

Break-even rent $847

Max offer price $109,000

Occupancy floor 67%

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Eastline Rd Apt 324 Kensett, AR	2.0	2.0	1015	$1,325	$1.31	43d	1	0.95mi

Listing history 22 events

1. 2026-06-19
   days on market $109,000 Active 97 DOM
2. 2026-06-18
   days on market $109,000 Active 96 DOM
3. 2026-06-17
   days on market $109,000 Active 95 DOM
4. 2026-06-16
   days on market $109,000 Active 94 DOM
5. 2026-06-15
   days on market $109,000 Active 93 DOM
6. 2026-06-14
   days on market $109,000 Active 91 DOM
7. 2026-06-12
   days on market $109,000 Active 90 DOM
8. 2026-06-09
   days on market $109,000 Active 87 DOM
9. 2026-06-08
   days on market $109,000 Active 86 DOM
10. 2026-06-07
    days on market $109,000 Active 85 DOM
11. 2026-06-05
    days on market $109,000 Active 82 DOM
12. 2026-06-03
    days on market $109,000 Active 81 DOM
13. 2026-06-02
    days on market $109,000 Active 80 DOM
14. 2026-06-01
    days on market $109,000 Active 79 DOM
15. 2026-05-31
    days on market $109,000 Active 78 DOM
16. 2026-05-30
    days on market $109,000 Active 77 DOM
17. 2026-04-24
    price $109,000 195-char remark

    Show marketing remark (195 chars)

    possibilities with some TLC home could be a nice rental or even a family home. Home has lots of big rooms and a large, fenced back yard. With a short drive to Searcy home is conveniently located.

18. 2026-03-14
    listed $120,000 New Listing 195-char remark

    Show marketing remark (195 chars)

    possibilities with some TLC home could be a nice rental or even a family home. Home has lots of big rooms and a large, fenced back yard. With a short drive to Searcy home is conveniently located.

19. 2015-07-02
    soldstatus $20,500 Sold 371-char remark

    Show marketing remark (371 chars)

    Small house that has been added onto in order to have additional space. Former carport was turned into a room with half bath. Another work-room that holds a laundry space has also been added and a large enclosed back patio is present. It has a partially fenced yard and is a corner lot. This is a HUD Case # 031-321635 property with offers to be made at HUdHomeStore.com.

20. 2015-05-28
    historical 371-char remark

    Show marketing remark (371 chars)

    Small house that has been added onto in order to have additional space. Former carport was turned into a room with half bath. Another work-room that holds a laundry space has also been added and a large enclosed back patio is present. It has a partially fenced yard and is a corner lot. This is a HUD Case # 031-321635 property with offers to be made at HUdHomeStore.com.

21. 2015-04-03
    listed $22,950 371-char remark

    Show marketing remark (371 chars)

    Small house that has been added onto in order to have additional space. Former carport was turned into a room with half bath. Another work-room that holds a laundry space has also been added and a large enclosed back patio is present. It has a partially fenced yard and is a corner lot. This is a HUD Case # 031-321635 property with offers to be made at HUdHomeStore.com.

22. 2004-08-05
    soldstatus $49,000

ⓘ 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: $629 · $52/mo
• Projected year-2 tax: $698 · $58/mo
• Expected delta: +$68/yr (+$6/mo · 10.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $15,900
• − Mortgage interest: −$6,106
• − Property taxes: −$629
• − Insurance: −$545
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$3,171
• Taxable income: $2,905
• Est. tax owed @ 24.0%: −$697
• After-tax cash flow: $3,830/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: Riverview School District
• NCES district ID: 0508400
• Math proficiency: 20% ▼ -14.00%
• Reading proficiency: 26% ▼ -9.00%
• Median HH income: $32,801
• Composite: 18.74/100
• National rank: #8877
• State rank: #202 of 238 in AR

Livability — Kensett

• Score: 63/100
• State rank: #200
• US rank: #15805

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kensett, AR
• City population: 2,006
• Population (ZIP): 2,006

Population outlook (White County) Hauer SSP2

• Today (2025): 82,310 people
• By 2030: 83,861 · +1.9%
• By 2040: 86,492 · +5.1%
• By 2050: 88,246 · +7.2%
• By 2075: 91,307 · +10.9%
• By 2100: 91,548 · +11.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 55% Black 22% Hispanic / Latino 14% Two or more races 10%
• Hispanic origin (detail): Mexican 12%
• Foreign-born: 8% · Canada
• Languages at home: 87% English-only · Spanish 13%

Political lean MEDSL · White

• 2024 margin: Solid R (+61.2) · D 18.3% · R 79.5% · Other 2.2%
• 2008→2024 swing: -14.0pp toward R · 2008: -47.2pp · 2024: -61.2pp
• All cycles: 2024: R+61.2 2020: R+58.9 2016: R+57.9 2012: R+53.7 2008: R+47.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+122.4% since first listed

6 events — show timeline

• 2026-04-24 Price Changed $109,000 CARMLS
• 2026-03-14 Listed $120,000 CARMLS
• 2015-07-02 Sold (MLS) $20,500 CARMLS
• 2015-05-28 Listing Removed — CARMLS
• 2015-04-03 Listed $22,950 CARMLS
• 2004-08-05 Sold (Public Records) $49,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $629 · +0.0% YoY. Source: county tax records.