140 N Oak St · Salem, AR 72576

$139,000

5 bd · 2.0 ba · 2,288 sqft · SingleFamily public records · 447 Days on market

Built 1909 0.39 ac lot $61/sqft · 34% below area Est $212k · 34% under

---

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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• Appreciation +6.2/10.0
• 1% rule +4.5/10.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Chance to own a piece of history. This house was built in 1909 and still looks amazing. Old house charm with some modern updates. 9.5' ceilings on the lower lever, original wood floors, transom windows make this house feel like a home. 3 bedrooms and 1 bathroom upstairs, 2 bedrooms and 1 bathroom downstairs, makes the 2200 sq ft house feel large. There is also a living room area and office space area upstairs as well. Original beadboard and stairs are breathtaking. Newer HVAC unit. Cover wrap around porch with concrete pillars along with the block siding will keep this house standing for another 100 plus years. Seller to offer a $2500 carpet credit for an acceptable offer. Call today to schedule a viewing.

Key facts

• Transom windows
• Custom oak cabinetry
• Modern updates

Tags

• MODERN UPDATES
• 9.5 CEILINGS
• ORIGINAL WOOD FLOORING
• TRANSOM WINDOWS
• CUSTOM OAK CABINETRY
• WRAP AROUND COVERED PORCH

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (5.4% below list).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.2% in Salem — 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 65/100 on livability (#148 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, schools B; Watch: amenities F, commute F, employment F.
• Salem School District (rural): math 53% / reading 55% proficiency, ranked #10 of 238 in AR (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 39 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($961 loan paydown + $3k appreciation (2.4% local appreciation)).
• Fulton County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 447 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 8y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 447 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 1909 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.95% ✗
• Cap rate: 7.94%
• Cash-on-cash: 5.90%
• DSCR: 1.26
• GRM: 8.8

CMA / ARV

• ARV (median comp): $211,782
• List price: $139,000
• Delta: -34.37%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
361 N Cedar St	0.45mi	4/2.5 (-1)	2,123 (-7%)	2mo	$245,000	$115	58
6282 N 395 Hwy	0.04mi	4/2.0 (-1)	1,968 (-14%)	22mo	$265,000	$135	52

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

Projected returns pro-forma

2.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.3%
• Equity multiple: 1.62×
• Total profit: $24,221
• Equity at exit: $57,550

10-year hold

• IRR: 13.9%
• Equity multiple: 2.93×
• Total profit: $75,051
• Equity at exit: $85,019

Cash invested: $38,920 (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 72576

• Home prices YoY: 1.3%
• Active inventory: 39
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,315 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$61 /mo · $729/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $191

Break-even live

Break-even rent $1,073

Max offer price $139,000

Occupancy floor 80%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-16
   status $139,000 Under Contract 447 DOM
2. 2026-06-15
   days on market $139,000 Active 447 DOM
3. 2026-06-14
   days on market $139,000 Active 445 DOM
4. 2026-06-12
   days on market $139,000 Active 444 DOM
5. 2026-06-09
   days on market $139,000 Active 441 DOM
6. 2026-06-08
   days on market $139,000 Active 440 DOM
7. 2026-06-07
   days on market $139,000 Active 439 DOM
8. 2026-06-07
   days on market $139,000 Active 438 DOM
9. 2026-06-04
   days on market $139,000 Active 435 DOM
10. 2026-06-02
    days on market $139,000 Active 434 DOM
11. 2026-06-01
    days on market $139,000 Active 433 DOM
12. 2026-05-31
    days on market $139,000 Active 432 DOM
13. 2026-05-31
    days on market $139,000 Active 431 DOM
14. 2026-01-03
    status Active 715-char remark

    Show marketing remark (617 chars)

    Chance to own piece of Salem history. This house was built in 1909 and still looks amazing. Old house charm with several modern updates. 9.5' ceilings on the lower level, original wood flooring throughout most of the lower level, transom windows over headers and a stairwell that takes you back in time. There are 2 bedrooms and a full bath on the main level and 3 bedrooms or more and a full bathroom upstairs. Updated plumbing and electrical. Solid, custom oak cabinetry provides lots of storage. 1/2 wrap around covered porch with concrete pillars along with the amazing stone siding make the outside look amazing.

15. 2026-01-03
    status Back on Market 617-char remark

    Show marketing remark (617 chars)

    Chance to own piece of Salem history. This house was built in 1909 and still looks amazing. Old house charm with several modern updates. 9.5' ceilings on the lower level, original wood flooring throughout most of the lower level, transom windows over headers and a stairwell that takes you back in time. There are 2 bedrooms and a full bath on the main level and 3 bedrooms or more and a full bathroom upstairs. Updated plumbing and electrical. Solid, custom oak cabinetry provides lots of storage. 1/2 wrap around covered porch with concrete pillars along with the amazing stone siding make the outside look amazing.

16. 2025-12-14
    historical 617-char remark

    Show marketing remark (617 chars)

    Chance to own piece of Salem history. This house was built in 1909 and still looks amazing. Old house charm with several modern updates. 9.5' ceilings on the lower level, original wood flooring throughout most of the lower level, transom windows over headers and a stairwell that takes you back in time. There are 2 bedrooms and a full bath on the main level and 3 bedrooms or more and a full bathroom upstairs. Updated plumbing and electrical. Solid, custom oak cabinetry provides lots of storage. 1/2 wrap around covered porch with concrete pillars along with the amazing stone siding make the outside look amazing.

17. 2025-11-19
    status Back on Market 617-char remark

    Show marketing remark (617 chars)

    Chance to own piece of Salem history. This house was built in 1909 and still looks amazing. Old house charm with several modern updates. 9.5' ceilings on the lower level, original wood flooring throughout most of the lower level, transom windows over headers and a stairwell that takes you back in time. There are 2 bedrooms and a full bath on the main level and 3 bedrooms or more and a full bathroom upstairs. Updated plumbing and electrical. Solid, custom oak cabinetry provides lots of storage. 1/2 wrap around covered porch with concrete pillars along with the amazing stone siding make the outside look amazing.

18. 2025-11-09
    historical Active Under Contract 715-char remark

    Show marketing remark (617 chars)

    Chance to own piece of Salem history. This house was built in 1909 and still looks amazing. Old house charm with several modern updates. 9.5' ceilings on the lower level, original wood flooring throughout most of the lower level, transom windows over headers and a stairwell that takes you back in time. There are 2 bedrooms and a full bath on the main level and 3 bedrooms or more and a full bathroom upstairs. Updated plumbing and electrical. Solid, custom oak cabinetry provides lots of storage. 1/2 wrap around covered porch with concrete pillars along with the amazing stone siding make the outside look amazing.

19. 2025-11-09
    status Pending (FC, SS, REO) 617-char remark

    Show marketing remark (617 chars)

    Chance to own piece of Salem history. This house was built in 1909 and still looks amazing. Old house charm with several modern updates. 9.5' ceilings on the lower level, original wood flooring throughout most of the lower level, transom windows over headers and a stairwell that takes you back in time. There are 2 bedrooms and a full bath on the main level and 3 bedrooms or more and a full bathroom upstairs. Updated plumbing and electrical. Solid, custom oak cabinetry provides lots of storage. 1/2 wrap around covered porch with concrete pillars along with the amazing stone siding make the outside look amazing.

20. 2025-07-11
    price $139,000 617-char remark

    Show marketing remark (715 chars)

    Chance to own a piece of history. This house was built in 1909 and still looks amazing. Old house charm with some modern updates. 9.5' ceilings on the lower lever, original wood floors, transom windows make this house feel like a home. 3 bedrooms and 1 bathroom upstairs, 2 bedrooms and 1 bathroom downstairs, makes the 2200 sq ft house feel large. There is also a living room area and office space area upstairs as well. Original beadboard and stairs are breathtaking. Newer HVAC unit. Cover wrap around porch with concrete pillars along with the block siding will keep this house standing for another 100 plus years. Seller to offer a $2500 carpet credit for an acceptable offer. Call today to schedule a viewing.

21. 2025-07-11
    price $139,000 715-char remark

    Show marketing remark (715 chars)

    Chance to own a piece of history. This house was built in 1909 and still looks amazing. Old house charm with some modern updates. 9.5' ceilings on the lower lever, original wood floors, transom windows make this house feel like a home. 3 bedrooms and 1 bathroom upstairs, 2 bedrooms and 1 bathroom downstairs, makes the 2200 sq ft house feel large. There is also a living room area and office space area upstairs as well. Original beadboard and stairs are breathtaking. Newer HVAC unit. Cover wrap around porch with concrete pillars along with the block siding will keep this house standing for another 100 plus years. Seller to offer a $2500 carpet credit for an acceptable offer. Call today to schedule a viewing.

22. 2025-02-22
    status Active 715-char remark

    Show marketing remark (715 chars)

    Chance to own a piece of history. This house was built in 1909 and still looks amazing. Old house charm with some modern updates. 9.5' ceilings on the lower lever, original wood floors, transom windows make this house feel like a home. 3 bedrooms and 1 bathroom upstairs, 2 bedrooms and 1 bathroom downstairs, makes the 2200 sq ft house feel large. There is also a living room area and office space area upstairs as well. Original beadboard and stairs are breathtaking. Newer HVAC unit. Cover wrap around porch with concrete pillars along with the block siding will keep this house standing for another 100 plus years. Seller to offer a $2500 carpet credit for an acceptable offer. Call today to schedule a viewing.

23. 2024-11-30
    status Active
24. 2024-08-21
    listed $149,000 Active
25. 2024-04-12
    price $149,000 715-char remark

    Show marketing remark (715 chars)

    Chance to own a piece of history. This house was built in 1909 and still looks amazing. Old house charm with some modern updates. 9.5' ceilings on the lower lever, original wood floors, transom windows make this house feel like a home. 3 bedrooms and 1 bathroom upstairs, 2 bedrooms and 1 bathroom downstairs, makes the 2200 sq ft house feel large. There is also a living room area and office space area upstairs as well. Original beadboard and stairs are breathtaking. Newer HVAC unit. Cover wrap around porch with concrete pillars along with the block siding will keep this house standing for another 100 plus years. Seller to offer a $2500 carpet credit for an acceptable offer. Call today to schedule a viewing.

26. 2023-12-20
    listed $165,000 Active 715-char remark

    Show marketing remark (715 chars)

    Chance to own a piece of history. This house was built in 1909 and still looks amazing. Old house charm with some modern updates. 9.5' ceilings on the lower lever, original wood floors, transom windows make this house feel like a home. 3 bedrooms and 1 bathroom upstairs, 2 bedrooms and 1 bathroom downstairs, makes the 2200 sq ft house feel large. There is also a living room area and office space area upstairs as well. Original beadboard and stairs are breathtaking. Newer HVAC unit. Cover wrap around porch with concrete pillars along with the block siding will keep this house standing for another 100 plus years. Seller to offer a $2500 carpet credit for an acceptable offer. Call today to schedule a viewing.

27. 2023-12-19
    listed $149,000 New Listing 617-char remark

    Show marketing remark (617 chars)

    Chance to own piece of Salem history. This house was built in 1909 and still looks amazing. Old house charm with several modern updates. 9.5' ceilings on the lower level, original wood flooring throughout most of the lower level, transom windows over headers and a stairwell that takes you back in time. There are 2 bedrooms and a full bath on the main level and 3 bedrooms or more and a full bathroom upstairs. Updated plumbing and electrical. Solid, custom oak cabinetry provides lots of storage. 1/2 wrap around covered porch with concrete pillars along with the amazing stone siding make the outside look amazing.

28. 2018-09-14
    soldstatus $95,300
29. 2018-09-14
    soldstatus $95,300
30. 2018-06-27
    listed $95,300
31. 2018-06-27
    listed $95,300

ⓘ 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: $729 · $61/mo
• Projected year-2 tax: $890 · $74/mo
• Expected delta: +$161/yr (+$13/mo · 22.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,780
• − Mortgage interest: −$7,786
• − Property taxes: −$729
• − Insurance: −$695
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$4,044
• Taxable income: $1
• Est. tax owed @ 24.0%: −$0
• After-tax cash flow: $2,294/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: Salem School District
• NCES district ID: 0512090
• Math proficiency: 53% ▼ -11.00%
• Reading proficiency: 55% ▼ -9.00%
• Median HH income: $34,918
• Composite: 44.66/100
• National rank: #2766
• State rank: #10 of 238 in AR

Livability — Salem

• Score: 65/100
• State rank: #148
• US rank: #12757

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salem, AR
• Population (ZIP): 3,748

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 11,739 people
• By 2030: 11,330 · -3.5%
• By 2040: 10,483 · -10.7%
• By 2050: 9,717 · -17.2%
• By 2075: 8,351 · -28.9%
• By 2100: 6,853 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid R (+62.1) · D 18.0% · R 80.1% · Other 1.9%
• 2008→2024 swing: -43.3pp toward R · 2008: -18.9pp · 2024: -62.1pp
• All cycles: 2024: R+62.1 2020: R+57.2 2016: R+50.7 2012: R+33.1 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.36%
• Current HPI: 187.7518
• 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

+45.9% since first listed

18 events — show timeline

• 2026-01-03 Relisted — MHMLS
• 2026-01-03 Relisted — CARMLS
• 2025-12-14 Listing Removed — CARMLS
• 2025-11-19 Relisted — CARMLS
• 2025-11-09 Contingent — MHMLS
• 2025-11-09 Pending — CARMLS
• 2025-07-11 Price Changed $139,000 CARMLS
• 2025-07-11 Price Changed $139,000 MHMLS
• 2025-02-22 Relisted — MHMLS
• 2024-11-30 Relisted — MHMLS
• 2024-08-21 Listed $149,000 MHMLS
• 2024-04-12 Price Changed $149,000 MHMLS
• 2023-12-20 Listed $165,000 MHMLS
• 2023-12-19 Listed $149,000 CARMLS
• 2018-09-14 Sold (MLS) $95,300 MHMLS
• 2018-09-14 Sold (MLS) $95,300 NEABOR MLS
• 2018-06-27 Listed $95,300 MHMLS
• 2018-06-27 Listed $95,300 NEABOR MLS

Property tax history

+10.6%/yr

Latest (2025): $729 · +9.1% YoY. Source: county tax records.