33 Circle 347 · Wynne, AR 72396

$49,000

2 bd · 1.0 ba · 840 sqft · Other · 38 Days on market

Built 1996 Poor condition ↓ 29% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your private country retreat in Wynne, Arkansas! Situated on 1.41 wooded acres, this 2-bedroom, 1-bath home offers peaceful living surrounded by nature. With approximately 840 square feet, the home features a cozy layout and plenty of potential to make it your own. Step outside and enjoy two spacious decks & acirc; & euro; & rdquo; perfect for morning coffee, entertaining, or simply relaxing while taking in the quiet, tree-filled surroundings. The property includes a chain-link fenced area that could use a little TLC, offering a great opportunity to customize it to your needs. The expansive lot provides plenty of room to expand, garden, or create your ideal outdoor sp

Key facts

• Expansive lot
• Two spacious decks
• Wooded acres

Tags

• PRIVATE COUNTRY RETREAT
• WOODED ACRES
• TWO SPACIOUS DECKS
• CHAIN-LINK FENCED AREA
• EXPANSIVE LOT
• SERENE SETTING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $49k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($847 rent vs $49k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.4% 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 $339 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Recommended offer $47,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.73% ✓
• Cap rate: 14.39%
• Cash-on-cash: 28.93%
• DSCR: 2.29
• GRM: 4.8

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: 23.3%
• Equity multiple: 1.96×
• Total profit: $13,138
• Equity at exit: $7,306

10-year hold

• IRR: 31.2%
• Equity multiple: 3.81×
• Total profit: $38,618
• Equity at exit: $4,237

Cash invested: $13,720 (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: 4.8×

Monthly cashflow live

• Estimated rent: $847 medium
• Mortgage (P&I): −$257
• Tax est. 1.5%: −$61 /mo · $735/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $331

Break-even live

Break-even rent $429

Max offer price $49,000

Occupancy floor 56%

Sensitivity live

Price	-10% $365	-5% $348	+0% $331	+5% $314	+10% $297
Rent	-10% $264	-5% $297	+0% $331	+5% $364	+10% $398
Rate	-1.0pp $355	-0.5pp $343	base $331	+0.5pp $318	+1.0pp $305

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $49,000 Active 38 DOM
2. 2026-06-18
   days on market $49,000 Active 37 DOM
3. 2026-06-17
   days on market $49,000 Active 36 DOM
4. 2026-06-16
   days on market $49,000 Active 35 DOM
5. 2026-06-15
   days on market $49,000 Active 34 DOM
6. 2026-06-14
   days on market $49,000 Active 32 DOM
7. 2026-06-12
   days on market $49,000 Active 31 DOM
8. 2026-06-09
   days on market $49,000 Active 28 DOM
9. 2026-06-08
   days on market $49,000 Active 27 DOM
10. 2026-06-07
    days on market $49,000 Active 26 DOM
11. 2026-06-07
    days on market $49,000 Active 25 DOM
12. 2026-06-04
    days on market $49,000 Active 22 DOM
13. 2026-06-02
    days on market $49,000 Active 21 DOM
14. 2026-06-01
    days on market $49,000 Active 20 DOM
15. 2026-05-31
    days on market $49,000 Active 19 DOM
16. 2026-05-31
    days on market $49,000 Active 18 DOM
17. 2026-05-13
    price $49,000
18. 2026-05-12
    listed $69,000 Active

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

Taxation est. · year 1

• Rental income: $10,168
• − Mortgage interest: −$2,745
• − Property taxes: −$735
• − Insurance: −$245
• − Repairs & maintenance: −$813
• − Management: −$813
• − Depreciation: −$1,425
• Taxable income: $3,391
• Est. tax owed @ 24.0%: −$814
• After-tax cash flow: $3,155/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including roof repair, exterior painting, landscaping, and fence maintenance. Significant improvements would be needed to increase its resale and rental value.

Repairs flagged

• Major roof — The satellite image suggests potential roof damage.
• Major exterior siding — The siding is peeling and in need of repainting.
• Major landscaping — The vegetation is overgrown and requires trimming and maintenance.
• Major fence — The chain-link fence is in need of repair or replacement.
• Major HVAC/mechanicals — No systems are visible, but they likely need maintenance or replacement based on the overall condition of the property.

Value-add opportunities

• Resale repairing the roof — A repaired roof would significantly improve the home's appearance and value.
• Resale painting the exterior siding — Fresh paint would enhance the home's curb appeal and value.
• Both trimming and maintaining the landscaping — A well-maintained yard would improve both resale and rental value.
• Both repairing or replacing the fence — A repaired or replaced fence would improve both resale and rental value by enhancing the property's appearance and security.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The satellite image suggests potential roof damage.	Major	$15,000–50,000
exterior siding · The siding is peeling and in need of repainting.	Major	$15,000–50,000
landscaping · The vegetation is overgrown and requires trimming and maintenance.	Major	$15,000–50,000
fence · The chain-link fence is in need of repair or replacement.	Major	$15,000–50,000
HVAC/mechanicals · No systems are visible, but they likely need maintenance or replacement based on the overall condition of the property.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale repairing the roof — A repaired roof would significantly improve the home's appearance and value. ↑
• Resale painting the exterior siding — Fresh paint would enhance the home's curb appeal and value. ↑
• Both trimming and maintaining the landscaping — A well-maintained yard would improve both resale and rental value. ↑
• Both repairing or replacing the fence — A repaired or replaced fence would improve both resale and rental value by enhancing the property's appearance and security. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-29.0% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $49,000 FSBO.com
• 2026-05-12 Listed $69,000 FSBO.com