312 E Cedar St · Warren, AR 71671

$41,000

3 bd · 2.0 ba · 1,792 sqft · SingleFamily public records · 144 Days on market

Built 1940 $23/sqft · 71% below area ↓ 2% 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
• Appreciation +5.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

GIVE US A CALL FOR A SHOWING OF THIS LARGE 3 BEDROOM 2 BATH HOME LOCATED JUST A FEW BLOCKS FROM THE DOWNTOWN SQUARE IN WARREN ARKANSAS. All offers must besubmitted at www. vrmproperties.com. Agents must register as a User, enter the property address, and click on "Start Offer". This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists. public remarks will be visible on VRMProperties.com.

Key facts

• Garage
• Built 1940
• Listed 144 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $41k.

Deal economics

• At list price, monthly cash flow is $676 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $41k).
• Recommended offer: $36k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#69 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.
• Warren School District (town): math 26% / reading 21% proficiency, ranked #198 of 238 in AR (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 37 active listings in the ZIP.

Forward outlook

• In year one you build about $884 of equity ($283 loan paydown + $601 appreciation (1.5% local appreciation)).
• Bradley County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.5% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $25k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 2.94% ✓
• Cap rate: 26.07%
• Cash-on-cash: 70.63%
• DSCR: 4.14
• GRM: 2.8

CMA / ARV

• ARV (median comp): $141,303
• List price: $41,000
• Delta: -70.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 E Cedar St	0.13mi	3/1.0	1,756 (-2%)	1mo	$63,000	$36	86
306 Pennington St	0.17mi	3/2.0	1,771 (-1%)	12mo	$77,500	$44	81
111 N Munn St	0.19mi	3/3.0	1,782 (-1%)	10mo	$161,000	$90	78
609 E Cedar	0.37mi	3/2.5	1,724 (-4%)	13mo	$140,000	$81	63
415 Cherry	0.62mi	3/2.0	1,700 (-5%)	5mo	$145,000	$85	58
308 Turner	0.43mi	3/2.0	1,982 (+11%)	6mo	$33,000	$17	57
201 Cemetery St	0.37mi	3/2.0	1,556 (-13%)	11mo	$140,000	$90	51
204 E Shields St	0.26mi	3/2.0	1,550 (-14%)	23mo	$165,000	$106	46
302 Park Ln	0.58mi	3/2.0	1,979 (+10%)	14mo	$139,000	$70	43
411 Halligan St	0.68mi	3/2.5	1,669 (-7%)	15mo	$63,000	$38	42
118 Bradley 23 Rd	0.74mi	3/2.0	1,708 (-5%)	21mo	$225,000	$132	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 73.9%
• Equity multiple: 4.90×
• Total profit: $44,761
• Equity at exit: $15,002

10-year hold

• IRR: 74.6%
• Equity multiple: 10.00×
• Total profit: $103,332
• Equity at exit: $20,737

Cash invested: $11,480 (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 71671

• Home prices YoY: 1.3%
• Active inventory: 37
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,204 medium
• Mortgage (P&I): −$215
• Tax from tax record: −$43 /mo · $520/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $676

Break-even live

Break-even rent $349

Max offer price $41,000

Occupancy floor 39%

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: $10,250
• Closing costs: $1,230
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-11
   status Under Contract 472-char remark

   Show marketing remark (472 chars)

   GIVE US A CALL FOR A SHOWING OF THIS LARGE 3 BEDROOM 2 BATH HOME LOCATED JUST A FEW BLOCKS FROM THE DOWNTOWN SQUARE IN WARREN ARKANSAS. All offers must besubmitted at www. vrmproperties.com. Agents must register as a User, enter the property address, and click on "Start Offer". This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists. public remarks will be visible on VRMProperties.com.

2. 2026-05-07
   price $41,000 472-char remark

   Show marketing remark (472 chars)

   GIVE US A CALL FOR A SHOWING OF THIS LARGE 3 BEDROOM 2 BATH HOME LOCATED JUST A FEW BLOCKS FROM THE DOWNTOWN SQUARE IN WARREN ARKANSAS. All offers must besubmitted at www. vrmproperties.com. Agents must register as a User, enter the property address, and click on "Start Offer". This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists. public remarks will be visible on VRMProperties.com.

3. 2026-04-21
   price $46,000 472-char remark

   Show marketing remark (472 chars)

   GIVE US A CALL FOR A SHOWING OF THIS LARGE 3 BEDROOM 2 BATH HOME LOCATED JUST A FEW BLOCKS FROM THE DOWNTOWN SQUARE IN WARREN ARKANSAS. All offers must besubmitted at www. vrmproperties.com. Agents must register as a User, enter the property address, and click on "Start Offer". This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists. public remarks will be visible on VRMProperties.com.

4. 2026-03-26
   price $51,000 472-char remark

   Show marketing remark (472 chars)

   GIVE US A CALL FOR A SHOWING OF THIS LARGE 3 BEDROOM 2 BATH HOME LOCATED JUST A FEW BLOCKS FROM THE DOWNTOWN SQUARE IN WARREN ARKANSAS. All offers must besubmitted at www. vrmproperties.com. Agents must register as a User, enter the property address, and click on "Start Offer". This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists. public remarks will be visible on VRMProperties.com.

5. 2026-02-25
   price $56,000 472-char remark

   Show marketing remark (472 chars)

   GIVE US A CALL FOR A SHOWING OF THIS LARGE 3 BEDROOM 2 BATH HOME LOCATED JUST A FEW BLOCKS FROM THE DOWNTOWN SQUARE IN WARREN ARKANSAS. All offers must besubmitted at www. vrmproperties.com. Agents must register as a User, enter the property address, and click on "Start Offer". This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists. public remarks will be visible on VRMProperties.com.

6. 2026-01-23
   price $61,000 472-char remark

   Show marketing remark (472 chars)

   GIVE US A CALL FOR A SHOWING OF THIS LARGE 3 BEDROOM 2 BATH HOME LOCATED JUST A FEW BLOCKS FROM THE DOWNTOWN SQUARE IN WARREN ARKANSAS. All offers must besubmitted at www. vrmproperties.com. Agents must register as a User, enter the property address, and click on "Start Offer". This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists. public remarks will be visible on VRMProperties.com.

7. 2025-03-18
   listed $65,750 New Listing 472-char remark

   Show marketing remark (472 chars)

   GIVE US A CALL FOR A SHOWING OF THIS LARGE 3 BEDROOM 2 BATH HOME LOCATED JUST A FEW BLOCKS FROM THE DOWNTOWN SQUARE IN WARREN ARKANSAS. All offers must besubmitted at www. vrmproperties.com. Agents must register as a User, enter the property address, and click on "Start Offer". This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists. public remarks will be visible on VRMProperties.com.

8. 2022-12-06
   soldstatus $102,000
9. 2022-11-30
   status Under Contract 530-char remark

   Show marketing remark (530 chars)

   Charming home, steps away from Warren's infamous red brick streets! Featuring spacious rooms with tall ceilings, 3 great sized bedrooms & 2 full baths, the fireplace is the focal point of the living room that could accommodate families large or small, hardwood floors, built-ins & timeless details flow throughout. This well thought out home has a dedicated laundry room located just off of the enclosed garage so you can come & go without ever entering the outdoor elements. * Offers Subject to court approval.

10. 2022-11-30
    soldstatus $102,000 Sold 530-char remark

    Show marketing remark (530 chars)

    Charming home, steps away from Warren's infamous red brick streets! Featuring spacious rooms with tall ceilings, 3 great sized bedrooms & 2 full baths, the fireplace is the focal point of the living room that could accommodate families large or small, hardwood floors, built-ins & timeless details flow throughout. This well thought out home has a dedicated laundry room located just off of the enclosed garage so you can come & go without ever entering the outdoor elements. * Offers Subject to court approval.

11. 2022-10-14
    historical Take Backups 530-char remark

    Show marketing remark (530 chars)

    Charming home, steps away from Warren's infamous red brick streets! Featuring spacious rooms with tall ceilings, 3 great sized bedrooms & 2 full baths, the fireplace is the focal point of the living room that could accommodate families large or small, hardwood floors, built-ins & timeless details flow throughout. This well thought out home has a dedicated laundry room located just off of the enclosed garage so you can come & go without ever entering the outdoor elements. * Offers Subject to court approval.

12. 2022-09-28
    price $109,000 530-char remark

    Show marketing remark (530 chars)

    Charming home, steps away from Warren's infamous red brick streets! Featuring spacious rooms with tall ceilings, 3 great sized bedrooms & 2 full baths, the fireplace is the focal point of the living room that could accommodate families large or small, hardwood floors, built-ins & timeless details flow throughout. This well thought out home has a dedicated laundry room located just off of the enclosed garage so you can come & go without ever entering the outdoor elements. * Offers Subject to court approval.

13. 2022-08-31
    listed $115,000 New Listing 530-char remark

    Show marketing remark (530 chars)

    Charming home, steps away from Warren's infamous red brick streets! Featuring spacious rooms with tall ceilings, 3 great sized bedrooms & 2 full baths, the fireplace is the focal point of the living room that could accommodate families large or small, hardwood floors, built-ins & timeless details flow throughout. This well thought out home has a dedicated laundry room located just off of the enclosed garage so you can come & go without ever entering the outdoor elements. * Offers Subject to court approval.

14. 2002-09-09
    soldstatus $42,000

ⓘ 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: $520 · $43/mo
• Projected year-2 tax: $520 · $43/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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $14,447
• − Mortgage interest: −$2,297
• − Property taxes: −$520
• − Insurance: −$205
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$1,193
• Taxable income: $7,922
• Est. tax owed @ 24.0%: −$1,901
• After-tax cash flow: $6,207/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: Warren School District
• NCES district ID: 0500006
• Math proficiency: 26% ▼ -12.00%
• Reading proficiency: 21% ▼ -6.00%
• Median HH income: $32,986
• Composite: 19.22/100
• National rank: #8810
• State rank: #198 of 238 in AR

Livability — Warren

• Score: 69/100
• State rank: #69
• US rank: #8546

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warren, AR
• Population (ZIP): 8,788

Population outlook (Bradley County) Hauer SSP2

• Today (2025): 10,347 people
• By 2030: 9,925 · -4.1%
• By 2040: 9,122 · -11.8%
• By 2050: 8,336 · -19.4%
• By 2075: 6,893 · -33.4%
• By 2100: 5,721 · -44.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 52% Black 28% Hispanic / Latino 16% Native American 6% Two or more races 6%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 1% Serbian 1% Iranian 1%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 14%

Political lean MEDSL · Bradley

• 2024 margin: Solid R (+39.0) · D 29.9% · R 69.0% · Other 1.1%
• 2008→2024 swing: -24.6pp toward R · 2008: -14.4pp · 2024: -39.0pp
• All cycles: 2024: R+39.0 2020: R+30.7 2016: R+23.4 2012: R+18.5 2008: R+14.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.47%
• Current HPI: 114.1937
• 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

-2.4% since first listed

14 events — show timeline

• 2026-05-11 Pending — CARMLS
• 2026-05-07 Price Changed $41,000 CARMLS
• 2026-04-21 Price Changed $46,000 CARMLS
• 2026-03-26 Price Changed $51,000 CARMLS
• 2026-02-25 Price Changed $56,000 CARMLS
• 2026-01-23 Price Changed $61,000 CARMLS
• 2025-03-18 Listed $65,750 CARMLS
• 2022-12-06 Sold (Public Records) $102,000 Public Records
• 2022-11-30 Pending — CARMLS
• 2022-11-30 Sold (MLS) $102,000 CARMLS
• 2022-10-14 Contingent — CARMLS
• 2022-09-28 Price Changed $109,000 CARMLS
• 2022-08-31 Listed $115,000 CARMLS
• 2002-09-09 Sold (Public Records) $42,000 Public Records

Property tax history

+22.5%/yr

Latest (2024): $520 · +448.0% YoY. Source: county tax records.