290 E 4th St · Booneville, AR 72927

$104,900

2 bd · 1.0 ba · 1,341 sqft · SingleFamily public records · 113 Days on market

Built 1960 0.31 ac lot $78/sqft · 13% below area Est $120k · 13% 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 +20.2/30.0
• ARV discount +13.3/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Appreciation +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 1,341sqft, two bed/one bath, home is well established in the town of Booneville with schools, parks, convenience stores, and restaurants close by. With a large dining area and living room, this would make a great starter home, or investor home for rental property or flipping. It's currently tenant occupied, but they will move out before a closing date. All kitchen appliances, including the refrigerator and stove, do not convey with the home. They are owned by the tenant. Same with the washer and dryer, they will not convey with the home. Per the seller, roof and windows were replaced in 2018. HVAC unit was installed around the same time. Water heater was installed in 2026. Enjoy your coffee and read a book on a very large covered front porch! You can make this place yours!

Key facts

• Hvac unit installed
• Large dining area
• 0.31 acre lot

Tags

• LARGE DINING AREA
• LARGE COVERED FRONT PORCH
• ROOF AND WINDOWS REPLACED
• HVAC UNIT INSTALLED
• WATER HEATER INSTALLED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $95k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.7% in Booneville — 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 72/100 on livability (#34 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D-, crime D-, amenities F.
• Booneville School District (town): math 33% / reading 33% proficiency, ranked #133 of 238 in AR (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 79 active listings in the ZIP; 11 units permitted in Logan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $725 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Logan County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $76k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,459 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 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. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 1.03% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.38%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (median comp): $120,492
• List price: $104,900
• Delta: -12.94%
• 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
289 S Sharpe Ave	0.40mi	3/2.0 (+1)	1,280 (-4%)	1mo	$68,000	$53	64
56 W Magazine St	0.51mi	2/2.0	1,304 (-3%)	7mo	$22,500	$17	62
664 Broadway Ave	0.28mi	3/2.0 (+1)	1,260 (-6%)	10mo	$171,000	$136	59
381 W 4th St	0.48mi	3/1.0 (+1)	1,440 (+7%)	1mo	$143,000	$99	59
605 N Owen Ave	0.54mi	3/1.5 (+1)	1,392 (+4%)	4mo	$120,000	$86	58
755 Mccandless Ave	0.27mi	3/1.5 (+1)	1,460 (+9%)	15mo	$150,000	$103	53
787 S Sharpe Ave	0.73mi	3/1.5 (+1)	1,296 (-3%)	2mo	$45,000	$35	52
811 E 5th St	0.43mi	3/2.0 (+1)	1,376 (+3%)	20mo	$172,000	$125	50
929 E Main St	0.50mi	3/2.0 (+1)	1,258 (-6%)	10mo	$165,900	$132	49
1128 Eastwood Dr	0.61mi	3/2.0 (+1)	1,474 (+10%)	6mo	$150,000	$102	41
449 2nd St	0.55mi	3/1.0 (+1)	1,200 (-10%)	20mo	$92,500	$77	36
1141 Eastwood Dr	0.69mi	3/2.0 (+1)	1,542 (+15%)	15mo	$104,500	$68	21

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-8,592
• Equity at exit: $15,641

10-year hold

• IRR: 1.6%
• Equity multiple: 1.12×
• Total profit: $3,388
• Equity at exit: $9,070

Cash invested: $29,372 (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 72927

• Home prices YoY: -2.1%
• Active inventory: 79
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,084 medium
• Mortgage (P&I): −$550
• Tax est. 1.5%: −$131 /mo · $1,574/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $132

Break-even live

Break-even rent $918

Max offer price $104,900

Occupancy floor 83%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $104,900 Active 113 DOM
2. 2026-06-18
   days on market $104,900 Active 112 DOM
3. 2026-06-17
   days on market $104,900 Active 111 DOM
4. 2026-06-16
   days on market $104,900 Active 110 DOM
5. 2026-06-15
   days on market $104,900 Active 109 DOM
6. 2026-06-14
   days on market $104,900 Active 107 DOM
7. 2026-06-12
   days on market $104,900 Active 106 DOM
8. 2026-06-09
   days on market $104,900 Active 103 DOM
9. 2026-06-08
   days on market $104,900 Active 102 DOM
10. 2026-06-07
    days on market $104,900 Active 101 DOM
11. 2026-06-07
    days on market $104,900 Active 100 DOM
12. 2026-06-04
    days on market $104,900 Active 97 DOM
13. 2026-06-02
    days on market $104,900 Active 96 DOM
14. 2026-06-01
    days on market $104,900 Active 95 DOM
15. 2026-05-31
    days on market $104,900 Active 94 DOM
16. 2026-05-31
    days on market $104,900 Active 93 DOM
17. 2026-02-25
    listed $104,900 Active 791-char remark

    Show marketing remark (791 chars)

    This 1,341sqft, two bed/one bath, home is well established in the town of Booneville with schools, parks, convenience stores, and restaurants close by. With a large dining area and living room, this would make a great starter home, or investor home for rental property or flipping. It's currently tenant occupied, but they will move out before a closing date. All kitchen appliances, including the refrigerator and stove, do not convey with the home. They are owned by the tenant. Same with the washer and dryer, they will not convey with the home. Per the seller, roof and windows were replaced in 2018. HVAC unit was installed around the same time. Water heater was installed in 2026. Enjoy your coffee and read a book on a very large covered front porch! You can make this place yours!

18. 2020-10-22
    soldstatus $75,758
19. 2019-01-02
    soldstatus $25,000
20. 2018-05-04
    soldstatus $14,500
21. 2010-02-02
    soldstatus $52,000
22. 2005-06-15
    soldstatus $37,000
23. 2001-06-22
    soldstatus $36,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥114°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,013
• − Mortgage interest: −$5,876
• − Property taxes: −$1,574
• − Insurance: −$524
• − Repairs & maintenance: −$1,041
• − Management: −$1,041
• − Depreciation: −$3,052
• Taxable loss: −$95
• Est. tax savings @ 24.0%: +$23
• After-tax cash flow: $1,604/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: Booneville School District
• NCES district ID: 0503450
• Math proficiency: 33% ▼ -9.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $36,171
• Composite: 27.37/100
• National rank: #6977
• State rank: #133 of 238 in AR

Livability — Booneville

• Score: 72/100
• State rank: #34
• US rank: #6310

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Booneville, AR
• Population (ZIP): 8,314

Population outlook (Logan County) Hauer SSP2

• Today (2025): 21,046 people
• By 2030: 20,537 · -2.4%
• By 2040: 19,443 · -7.6%
• By 2050: 18,220 · -13.4%
• By 2075: 16,164 · -23.2%
• By 2100: 14,858 · -29.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 9% Hispanic / Latino 5% Black 3%
• Common ancestry: Italian 2% Romanian 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+62.2) · D 17.8% · R 80.0% · Other 2.1%
• 2008→2024 swing: -23.5pp toward R · 2008: -38.8pp · 2024: -62.2pp
• All cycles: 2024: R+62.2 2020: R+59.5 2016: R+51.4 2012: R+41.9 2008: R+38.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.71%
• Current HPI: 221.23
• 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

+191.4% since first listed

7 events — show timeline

• 2026-02-25 Listed $104,900 WRVBOR
• 2020-10-22 Sold (Public Records) $75,758 Public Records
• 2019-01-02 Sold (Public Records) $25,000 Public Records
• 2018-05-04 Sold (Public Records) $14,500 Public Records
• 2010-02-02 Sold (Public Records) $52,000 Public Records
• 2005-06-15 Sold (Public Records) $37,000 Public Records
• 2001-06-22 Sold (Public Records) $36,000 Public Records

Property tax history

-10.1%/yr

Latest (2025): $59 · -53.9% YoY. Source: county tax records.