1702 W Pne · Warren, AR 71671

$95,000

3 bd · 1.0 ba · 1,059 sqft · SingleFamily public records · 38 Days on market

Built 1960 0.66 ac lot $90/sqft · 9% above area Est $87k · 9% over

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Why this score? — see what drove the C+ 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 +26.1/30.0
• DSCR +8.8/10.0
• 1% rule +5.7/10.0
• Appreciation +5.7/10.0
• Livability +3.5/5.0
• ARV discount +3.2/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Charming 3 - bedroom, 1 - bath home situated on a spacious 0.7 acres lot in a great location! This 1,059 sq. ft. home offers plenty of outdoor space with 3 outbuildings, a partially fenced yard, and is conveniently located less than 1/2 mile from Bradley County Park Road. Recent updates include an 11 year old metal roof, new vinyl plank flooring, new A/C and heat window unit, new exterior doors, plus many fresh touch-ups and additional improvements throughout the home. Whether you're looking for a starter home, investment property, or a place with extra storage and room to grow, this property has great potential!

Key facts

• Metal roof
• 3 outbuildings
• Spacious lot

Tags

• SPACIOUS LOT
• OUTDOOR SPACE
• 3 OUTBUILDINGS
• PARTIALLY FENCED YARD
• METAL ROOF
• VINYL PLANK FLOORING

Property features AI

Finance

• Financial info: Financing options: Conventional new loan or cash

Exterior

• Parking: Carport for 1 car
• Utilities: Public sewer; Public water; Electric service (municipal, includes Entergy)
• Home design: Single-family property; Approximately 1,059 square feet; Lot roughly 170 x 190 (0.66 acre)
• Construction: Crawl space foundation
• Exterior features: Metal/vinyl siding; Metal roof; Paved road access; Level lot; Inside city limits

Interior

• Kitchen: Free-standing stove; Refrigerator included
• Flooring: Vinyl flooring; Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Window air conditioning units; Gas space heater
• Interior features: Vinyl and laminate flooring; Free-standing stove; Refrigerator stays

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% 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: amenities F, commute F, employment D-.
• 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.
• Zoned schools: Warren Middle School (math 38% / reading 24%, grade F, #135 of 201 statewide, top 68%, 359 students, 100% FRL, charter) — zoned schools average 100% FRL vs 66% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 37 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($657 loan paydown + $1k 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 $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $95k implies a 428% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate 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 $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.07% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.85%
• DSCR: 1.48
• GRM: 7.8

CMA / ARV

• ARV (median comp): $86,760
• List price: $95,000
• Delta: 9.50%
• Verdict: FAIR
• Comps: 11 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1725 W Pine St	0.16mi	3/1.0	1,107 (+4%)	5mo	$82,000	$74	80

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: 13.8%
• Equity multiple: 1.72×
• Total profit: $19,242
• Equity at exit: $34,760

10-year hold

• IRR: 16.9%
• Equity multiple: 3.14×
• Total profit: $56,903
• Equity at exit: $48,050

Cash invested: $26,600 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,020 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$28 /mo · $333/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $240

Break-even live

Break-even rent $716

Max offer price $95,000

Occupancy floor 71%

Sensitivity live

Price	-10% $294	-5% $267	+0% $240	+5% $214	+10% $187
Rent	-10% $160	-5% $200	+0% $240	+5% $281	+10% $321
Rate	-1.0pp $288	-0.5pp $265	base $240	+0.5pp $216	+1.0pp $191

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $95,000 Active 38 DOM
2. 2026-06-21
   days on market $95,000 Active 37 DOM
3. 2026-06-19
   days on market $95,000 Active 35 DOM
4. 2026-06-18
   days on market $95,000 Active 34 DOM
5. 2026-06-17
   days on market $95,000 Active 33 DOM
6. 2026-06-16
   days on market $95,000 Active 32 DOM
7. 2026-06-15
   days on market $95,000 Active 31 DOM
8. 2026-06-14
   days on market $95,000 Active 29 DOM
9. 2026-06-12
   days on market $95,000 Active 28 DOM
10. 2026-06-09
    days on market $95,000 Active 25 DOM
11. 2026-06-08
    days on market $95,000 Active 24 DOM
12. 2026-06-07
    days on market $95,000 Active 23 DOM
13. 2026-06-07
    days on market $95,000 Active 22 DOM
14. 2026-06-04
    days on market $95,000 Active 19 DOM
15. 2026-06-02
    days on market $95,000 Active 18 DOM
16. 2026-06-01
    days on market $95,000 Active 17 DOM
17. 2026-05-31
    days on market $95,000 Active 16 DOM
18. 2026-05-31
    days on market $95,000 Active 15 DOM
19. 2026-04-22
    listed $95,000 New Listing 620-char remark
20. 2000-06-06
    soldstatus $18,000

ⓘ 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: $333 · $28/mo
• Projected year-2 tax: $608 · $51/mo
• Expected delta: +$275/yr (+$23/mo · 82.5%)

ⓘ 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 5/10 Major
• 🌡 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: $12,244
• − Mortgage interest: −$5,321
• − Property taxes: −$333
• − Insurance: −$475
• − Repairs & maintenance: −$979
• − Management: −$979
• − Depreciation: −$2,764
• Taxable income: $1,391
• Est. tax owed @ 24.0%: −$334
• After-tax cash flow: $2,552/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

+427.8% since first listed

2 events — show timeline

• 2026-04-22 Listed $95,000 CARMLS
• 2000-06-06 Sold (Public Records) $18,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $333 · +18.5% YoY. Source: county tax records.