109 S Adams St · Mena, AR 71953

$85,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 168 Days on market

Built 1970 0.27 ac lot Est $103k · 17% under

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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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.7/10.0
• Appreciation +4.4/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Neat 3 bedroom home near schools and other amenities. Large fenced in back yard, plenty of flowers, pear tree, and a huge mulberry tree in back yard. Open and bright kitchen/dining area newer electric range and vent hood. Two car carport with lots of storage.

Key facts

• 2-car carport
• Fully fenced yard
• 0.27 acre lot

Tags

• FULLY FENCED YARD
• 2-CAR CARPORT

Property features AI

Finance

• Other: Annual taxes reported
• Financial info: Potential financing: Conventional loan or cash
• HOA & community: No HOA information provided

Exterior

• Parking: Carport for 2 cars
• Security: Fully fenced yard
• Utilities: Public sewer; Municipal electric service (Entergy); Natural gas
• Home design: Frame construction with metal/vinyl siding; Approximate lot dimensions: 75 x 140; Approximate acreage: 0.27 acres; Square footage source: courthouse
• Construction: Composition roof; Crawl space foundation
• Exterior features: Porch; Fully fenced yard; Paved road access; Level lot; Not in a subdivision; Inside city limits

Interior

• Kitchen: Free-standing stove; Electric range; Ice maker connection
• Bedrooms: No bedroom details provided
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Window air conditioning units; Gas space heater
• Interior features: Washer connection; Dryer connection (electric); Gas water heater; Ceiling fans; Kitchen countertops: Formica; Sheetrock walls/ceilings
• Laundry & utility: Laundry room; Washer connection; Dryer connection (electric)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($992 rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 3.1% in Mena — 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 (#142 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, amenities F, commute F.
• Mena School District (rural): math 42% / reading 38% proficiency, ranked #70 of 238 in AR (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mena High School (math 25% / reading 39%, grade F, #119 of 292 statewide, top 43%, 498 students, 53% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: 204 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $588 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Polk County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.2% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $42k; list at $85k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 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 1970 — 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 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?
6. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 1.17% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.64%
• DSCR: 1.61
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $102,720
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 S Adams St	0.00mi	3/1.0	960 (0%)	1mo	$77,000	$80	99
308 Gann	0.33mi	2/1.0 (-1)	904 (-6%)	11mo	$83,500	$92	61
1504 Hamilton Ave	0.49mi	3/1.0	1,074 (+12%)	9mo	$143,000	$133	50
800 N Eve St	0.51mi	2/2.0 (-1)	1,064 (+11%)	5mo	$161,900	$152	45
701 Warner Ave	0.63mi	2/1.0 (-1)	912 (-5%)	22mo	$97,500	$107	39
1110 Tyler St	0.74mi	2/1.0 (-1)	864 (-10%)	22mo	$62,500	$72	25

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

Projected returns pro-forma

-1.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.6%
• Equity multiple: 1.42×
• Total profit: $10,094
• Equity at exit: $19,765

10-year hold

• IRR: 15.9%
• Equity multiple: 2.56×
• Total profit: $37,054
• Equity at exit: $20,120

Cash invested: $23,800 (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 71953

• Home prices YoY: -0.4%
• Active inventory: 204
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $992 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$32 /mo · $382/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $271

Break-even live

Break-even rent $649

Max offer price $85,000

Occupancy floor 68%

Sensitivity live

Price	-10% $319	-5% $295	+0% $271	+5% $247	+10% $222
Rent	-10% $192	-5% $231	+0% $271	+5% $310	+10% $349
Rate	-1.0pp $313	-0.5pp $292	base $271	+0.5pp $249	+1.0pp $226

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 Hornbeck Ave Mena, AR	3.0	2.0	776	$1,100	$1.42	44d	1	1.41mi
99 Pine Ave Mena, AR	2.0	1.0	750	$875	$1.17	44d	1	1.47mi

Listing history 12 events

1. 2026-02-23
   historical Take Backups
2. 2025-12-08
   listed $85,000 New Listing
3. 2025-12-08
   historical
4. 2025-11-13
   price $85,000
5. 2025-06-11
   listed $90,000 New Listing
6. 2015-10-06
   soldstatus $42,135 Sold 259-char remark

   Show marketing remark (259 chars)

   Neat 3 bedroom home near schools and other amenities. Large fenced in back yard, plenty of flowers, pear tree, and a huge mulberry tree in back yard. Open and bright kitchen/dining area newer electric range and vent hood. Two car carport with lots of storage.

7. 2015-10-06
   soldstatus $42,235

   Show marketing remark (259 chars)

   Neat 3 bedroom home near schools and other amenities. Large fenced in back yard, plenty of flowers, pear tree, and a huge mulberry tree in back yard. Open and bright kitchen/dining area newer electric range and vent hood. Two car carport with lots of storage.

8. 2015-07-11
   status Take Backups 259-char remark

   Show marketing remark (259 chars)

   Neat 3 bedroom home near schools and other amenities. Large fenced in back yard, plenty of flowers, pear tree, and a huge mulberry tree in back yard. Open and bright kitchen/dining area newer electric range and vent hood. Two car carport with lots of storage.

9. 2015-07-11
   historical 259-char remark

   Show marketing remark (259 chars)

   Neat 3 bedroom home near schools and other amenities. Large fenced in back yard, plenty of flowers, pear tree, and a huge mulberry tree in back yard. Open and bright kitchen/dining area newer electric range and vent hood. Two car carport with lots of storage.

10. 2015-06-11
    historical Take Backups 259-char remark

    Show marketing remark (259 chars)

    Neat 3 bedroom home near schools and other amenities. Large fenced in back yard, plenty of flowers, pear tree, and a huge mulberry tree in back yard. Open and bright kitchen/dining area newer electric range and vent hood. Two car carport with lots of storage.

11. 2015-06-03
    listed $39,750 Price Change 259-char remark

    Show marketing remark (259 chars)

    Neat 3 bedroom home near schools and other amenities. Large fenced in back yard, plenty of flowers, pear tree, and a huge mulberry tree in back yard. Open and bright kitchen/dining area newer electric range and vent hood. Two car carport with lots of storage.

12. 1988-05-01
    soldstatus $29,000

ⓘ 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: $382 · $32/mo
• Projected year-2 tax: $544 · $45/mo
• Expected delta: +$162/yr (+$13/mo · 42.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $11,903
• − Mortgage interest: −$4,761
• − Property taxes: −$382
• − Insurance: −$425
• − Repairs & maintenance: −$952
• − Management: −$952
• − Depreciation: −$2,473
• Taxable income: $1,957
• Est. tax owed @ 24.0%: −$470
• After-tax cash flow: $2,777/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: Mena School District
• NCES district ID: 0509750
• Math proficiency: 42% ▼ -9.00%
• Reading proficiency: 38% ▼ -9.00%
• Median HH income: $32,941
• Composite: 32.88/100
• National rank: #5607
• State rank: #70 of 238 in AR

Livability — Mena

• Score: 65/100
• State rank: #142
• US rank: #12615

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mena, AR
• Population (ZIP): 13,412

Population outlook (Polk County) Hauer SSP2

• Today (2025): 19,065 people
• By 2030: 18,369 · -3.7%
• By 2040: 17,156 · -10.0%
• By 2050: 16,177 · -15.1%
• By 2075: 14,642 · -23.2%
• By 2100: 13,020 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Native American 1%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+70.5) · D 13.8% · R 84.3% · Other 1.9%
• 2008→2024 swing: -24.7pp toward R · 2008: -45.8pp · 2024: -70.5pp
• All cycles: 2024: R+70.5 2020: R+68.2 2016: R+66.4 2012: R+56.9 2008: R+45.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.18%
• Current HPI: 278.2854
• 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

+193.1% since first listed

12 events — show timeline

• 2026-02-23 Contingent — CARMLS
• 2025-12-08 Listing Removed — CARMLS
• 2025-12-08 Listed $85,000 CARMLS
• 2025-11-13 Price Changed $85,000 CARMLS
• 2025-06-11 Listed $90,000 CARMLS
• 2015-10-06 Sold (Public Records) $42,235 Public Records
• 2015-10-06 Sold (MLS) $42,135 CARMLS
• 2015-07-11 Relisted — CARMLS
• 2015-07-11 Listing Removed — CARMLS
• 2015-06-11 Contingent — CARMLS
• 2015-06-03 Listed $39,750 CARMLS
• 1988-05-01 Sold (Public Records) $29,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $382 · +8.3% YoY. Source: county tax records.