404 N Duff Ave · Sulphur Springs, AR 72768

$39,000

2 bd · 1.0 ba · 1,256 sqft · SingleFamily public records · 11 Days on market

0.36 ac lot

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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
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investor Special in Sulphur Springs! Calling all flippers and visionary DIYers! If you are looking for your next profitable project, this property in the quiet, scenic community of Sulphur Springs, AR, is packed with potential and priced to move. The heavy lifting starts here, but so does the equity. This home is needing a full renovation, making it the perfect opportunity to tear down to the studs and build back exactly to meet current market finishes and tastes. Whether you are looking to fix-and-flip for a quick return or add a high-yield asset to your long-term rental portfolio, the bones are here to make it happen. Property needs extensive interior and exterior work. Located in an area

Key facts

• Full renovation
• 0.36 acre lot
• Parking

Tags

• FULL RENOVATION
• EXTENSIVE INTERIOR WORK
• EXTENSIVE EXTERIOR WORK

Property features AI

Finance

• Other: Property tax information available (not included per instructions)
• HOA & community: Association fees billed monthly

Exterior

• Parking: Circular driveway
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story; Residential zoning; Age not specified
• Construction: Concrete and wood siding construction; Asphalt shingle roof; Crawlspace foundation
• Exterior features: Gravel driveway; City lot, level; Public paved road frontage

Interior

• Kitchen: See remarks regarding appliances
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Interior features: Vinyl window frames; No additional interior features listed
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $559 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Cap rate 23.5% vs local median 4.4% in Sulphur Springs — 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 63/100 on livability (#192 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, schools F, amenities F.
• Gravette School District (rural): math 49% / reading 45% proficiency, ranked #26 of 238 in AR (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 36 active listings in the ZIP; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($270 loan paydown + $2k appreciation (5.7% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.7% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $27k; 46% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.66% ✓
• Cap rate: 23.50%
• Cash-on-cash: 61.45%
• DSCR: 3.73
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $125,600
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 N Duff Ave	0.21mi	3/1.5 (+1)	1,300 (+4%)	7mo	$37,500	$29	71
118 Duff Ave	0.33mi	2/1.0	1,249 (-1%)	22mo	$125,000	$100	66
205 Grove St	0.08mi	2/1.0	1,116 (-11%)	20mo	$140,000	$125	61
133 S Bush Ave	0.39mi	2/1.0	1,156 (-8%)	13mo	$93,500	$81	58
1120 Roundtop Rd	0.46mi	3/1.5 (+1)	1,312 (+4%)	20mo	$285,000	$217	47

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

Projected returns pro-forma

5.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 69.0%
• Equity multiple: 5.23×
• Total profit: $46,146
• Equity at exit: $23,728

10-year hold

• IRR: 66.3%
• Equity multiple: 10.90×
• Total profit: $108,078
• Equity at exit: $42,363

Cash invested: $10,920 (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 72768

• Home prices YoY: 1.4%
• Active inventory: 36
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,038 medium
• Mortgage (P&I): −$205
• Tax from tax record: −$40 /mo · $484/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $559

Break-even live

Break-even rent $330

Max offer price $39,000

Occupancy floor 41%

Sensitivity live

Price	-10% $581	-5% $570	+0% $559	+5% $548	+10% $537
Rent	-10% $477	-5% $518	+0% $559	+5% $600	+10% $641
Rate	-1.0pp $579	-0.5pp $569	base $559	+0.5pp $549	+1.0pp $539

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-16
   statusdays on market $39,000 Pending 11 DOM
2. 2026-06-15
   days on market $39,000 Active 10 DOM
3. 2026-06-14
   days on market $39,000 Active 8 DOM
4. 2026-06-13
   days on market $39,000 Active 7 DOM
5. 2026-06-10
   days on market $39,000 Active 5 DOM
6. 2026-06-09
   days on market $39,000 Active 4 DOM
7. 2026-06-08
   days on market $39,000 Active 3 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $39,000 Active 2 DOM

ⓘ 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: $484 · $40/mo
• Projected year-2 tax: $484 · $40/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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $12,460
• − Mortgage interest: −$2,185
• − Property taxes: −$484
• − Insurance: −$195
• − Repairs & maintenance: −$997
• − Management: −$997
• − Depreciation: −$1,135
• Taxable income: $6,469
• Est. tax owed @ 24.0%: −$1,553
• After-tax cash flow: $5,158/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: Gravette School District
• NCES district ID: 0506840
• Math proficiency: 49% ▼ -11.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $50,964
• Composite: 40.41/100
• National rank: #3728
• State rank: #26 of 238 in AR

Livability — Sulphur Springs

• Score: 63/100
• State rank: #192
• US rank: #15295

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sulphur Springs, AR
• Population (ZIP): 1,320

Population outlook (Benton County) Hauer SSP2

• Today (2025): 318,683 people
• By 2030: 353,481 · +10.9%
• By 2040: 425,280 · +33.4%
• By 2050: 497,239 · +56.0%
• By 2075: 662,114 · +107.8%
• By 2100: 776,431 · +143.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 21% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Danish 10% Slovak 3% Lithuanian 1%
• Foreign-born: 2%
• Languages at home: 97% English-only · Other Asian/Pacific 2% Spanish 1%

Political lean MEDSL · Benton

• 2024 margin: Strong R (+27.0) · D 35.2% · R 62.1% · Other 2.7%
• 2008→2024 swing: +9.6pp toward D · 2008: -36.5pp · 2024: -27.0pp
• All cycles: 2024: R+27.0 2020: R+26.4 2016: R+34.9 2012: R+40.4 2008: R+36.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.68%
• Current HPI: 420.7339
• 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

+45.8% since first listed

2 events — show timeline

• 2026-06-05 Listed $39,000 NWARMLS
• 2019-09-03 Sold (Public Records) $26,752 Public Records

Property tax history

+7.6%/yr

Latest (2025): $484 · +9.9% YoY. Source: county tax records.