631 E Castleberry St · Piggott, AR 72454

$60,000

2 bd · 1.0 ba · 704 sqft · SingleFamily public records · 62 Days on market

0.28 ac lot $85/sqft · 36% above area Est $47k · 28% 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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

This charming home packs incredible functionality into its 750 square feet of living space, making it an ideal retreat or starter home. The layout features two comfortable bedrooms and a well-appointed bathroom, centered around a surprisingly large living room that serves as the heart of the residence. The classic country kitchen offers a warm, inviting atmosphere for meal prep and morning coffee. Beyond its cozy aesthetic, the property is built for durability and efficiency; a sturdy metal roof provides long-lasting protection, while vinyl double-pane windows ensure excellent insulation and energy savings year-round. It’s a perfect blend of low-maintenance living and timeless country character. You have to see this home!

Key facts

• Country kitchen
• Metal roof
• Large living room

Tags

• METAL ROOF
• VINYL DOUBLE-PANE WINDOWS
• COUNTRY KITCHEN
• LARGE LIVING ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($789 rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 4.4% in Piggott — 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 70/100 on livability (#50 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Piggott School District (town): math 32% / reading 28% proficiency, ranked #157 of 238 in AR (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 71 active listings in the ZIP; 4 units permitted in Clay County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($415 loan paydown + $6k appreciation (10.0% local appreciation)).
• Clay County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $32k; list at $60k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.31% ✓
• Cap rate: 11.55%
• Cash-on-cash: 18.77%
• DSCR: 1.84
• GRM: 6.3

CMA / ARV

• ARV (median comp): $47,000
• List price: $60,000
• Delta: 27.66%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
462 N Monroe	0.09mi	1/1.0 (-1)	640 (-9%)	4mo	$47,000	$73	72
473 Thornton	0.53mi	1/1.0 (-1)	757 (+8%)	23mo	$26,000	$34	39

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.2%
• Equity multiple: 3.94×
• Total profit: $49,393
• Equity at exit: $54,053

10-year hold

• IRR: 32.9%
• Equity multiple: 8.87×
• Total profit: $132,250
• Equity at exit: $116,567

Cash invested: $16,800 (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 72454

• Home prices YoY: 3.4%
• Active inventory: 71
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $789 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$21 /mo · $249/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$166
• Net cashflow: $263

Break-even live

Break-even rent $456

Max offer price $60,000

Occupancy floor 62%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $60,000 Active 62 DOM
2. 2026-06-18
   days on market $60,000 Active 61 DOM
3. 2026-06-17
   days on market $60,000 Active 60 DOM
4. 2026-06-16
   days on market $60,000 Active 59 DOM
5. 2026-06-15
   days on market $60,000 Active 58 DOM
6. 2026-06-14
   days on market $60,000 Active 56 DOM
7. 2026-06-12
   days on market $60,000 Active 55 DOM
8. 2026-06-09
   days on market $60,000 Active 52 DOM
9. 2026-06-08
   days on market $60,000 Active 51 DOM
10. 2026-06-07
    days on market $60,000 Active 50 DOM
11. 2026-06-05
    days on market $60,000 Active 48 DOM
12. 2026-06-04
    days on market $60,000 Active 46 DOM
13. 2026-06-02
    days on market $60,000 Active 45 DOM
14. 2026-06-01
    days on market $60,000 Active 44 DOM
15. 2026-05-31
    days on market $60,000 Active 43 DOM
16. 2026-05-31
    days on market $60,000 Active 42 DOM
17. 2026-04-18
    listed $60,000 New Listing 737-char remark

    Show marketing remark (737 chars)

    This charming home packs incredible functionality into its 750 square feet of living space, making it an ideal retreat or starter home. The layout features two comfortable bedrooms and a well-appointed bathroom, centered around a surprisingly large living room that serves as the heart of the residence. The classic country kitchen offers a warm, inviting atmosphere for meal prep and morning coffee. Beyond its cozy aesthetic, the property is built for durability and efficiency; a sturdy metal roof provides long-lasting protection, while vinyl double-pane windows ensure excellent insulation and energy savings year-round. It’s a perfect blend of low-maintenance living and timeless country character. You have to see this home!

18. 2026-04-18
    listed $60,000 Active 737-char remark

    Show marketing remark (737 chars)

    This charming home packs incredible functionality into its 750 square feet of living space, making it an ideal retreat or starter home. The layout features two comfortable bedrooms and a well-appointed bathroom, centered around a surprisingly large living room that serves as the heart of the residence. The classic country kitchen offers a warm, inviting atmosphere for meal prep and morning coffee. Beyond its cozy aesthetic, the property is built for durability and efficiency; a sturdy metal roof provides long-lasting protection, while vinyl double-pane windows ensure excellent insulation and energy savings year-round. It’s a perfect blend of low-maintenance living and timeless country character. You have to see this home!

19. 2023-01-23
    soldstatus $32,000
20. 2023-01-14
    soldstatus $37,500
21. 2022-03-08
    listed $37,500
22. 2012-11-02
    soldstatus $60,000
23. 2004-10-07
    soldstatus $13,000

ⓘ 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: $249 · $21/mo
• Projected year-2 tax: $384 · $32/mo
• Expected delta: +$135/yr (+$11/mo · 54.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $9,466
• − Mortgage interest: −$3,361
• − Property taxes: −$249
• − Insurance: −$300
• − Repairs & maintenance: −$757
• − Management: −$757
• − Depreciation: −$1,745
• Taxable income: $2,296
• Est. tax owed @ 24.0%: −$551
• After-tax cash flow: $2,602/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: Piggott School District
• NCES district ID: 0511370
• Math proficiency: 32% ▼ -15.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $33,336
• Composite: 24.63/100
• National rank: #7628
• State rank: #157 of 238 in AR

Livability — Piggott

• Score: 70/100
• State rank: #50
• US rank: #7358

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Piggott, AR
• Population (ZIP): 4,699

Population outlook (Clay County) Hauer SSP2

• Today (2025): 13,564 people
• By 2030: 12,834 · -5.4%
• By 2040: 11,498 · -15.2%
• By 2050: 10,325 · -23.9%
• By 2075: 8,228 · -39.3%
• By 2100: 6,675 · -50.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Serbian 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Clay

• 2024 margin: Solid R (+61.6) · D 18.3% · R 79.9% · Other 1.9%
• 2008→2024 swing: -47.3pp toward R · 2008: -14.3pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+60.3 2016: R+29.8 2012: R+29.1 2008: R+14.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.57%
• Current HPI: 355.7877
• 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

+361.5% since first listed

7 events — show timeline

• 2026-04-18 Listed $60,000 MHMLS
• 2026-04-18 Listed $60,000 CARMLS
• 2023-01-23 Sold (Public Records) $32,000 Public Records
• 2023-01-14 Sold (MLS) $37,500 CARMLS
• 2022-03-08 Listed $37,500 CARMLS
• 2012-11-02 Sold (Public Records) $60,000 Public Records
• 2004-10-07 Sold (Public Records) $13,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $249 · +0.0% YoY. Source: county tax records.