501 N Pine St · Fordyce, AR 71742

$40,000

3 bd · 1.0 ba · 1,636 sqft · SingleFamily public records · 99 Days on market

Built 1965 0.44 ac lot $24/sqft · 61% below area ↓ 36% since listing

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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
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

This 3-bedroom, 1-bath property is priced at under $30 per square foot, offering an incredible opportunity for investors or buyers ready to roll up their sleeves and build instant equity. Surprisingly solid with great bones, this home is full of charm and character, featuring tall ceilings and original hardware that add timeless appeal. Whether you’re looking for your next rental, flip project, or a property you can personalize while preserving its historic touches, the potential here is undeniable.

Key facts

• Original hardware
• Tall ceilings
• Historic touches

Tags

• TALL CEILINGS
• ORIGINAL HARDWARE
• HISTORIC TOUCHES
• DETACHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $658 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $36k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#313 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing B; Watch: schools F, crime F, amenities F.
• Fordyce School District (town): math 19% / reading 27% proficiency, ranked #203 of 238 in AR (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 21 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($277 loan paydown + $2k appreciation (4.2% local appreciation)).
• Dallas County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $8k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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 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?
6. Crime grade is F 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: 2.96% ✓
• Cap rate: 26.03%
• Cash-on-cash: 70.51%
• DSCR: 4.14
• GRM: 2.8

CMA / ARV

• ARV (median comp): $101,500
• List price: $40,000
• Delta: -60.59%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1107 Abernathy	0.54mi	2/1.0 (-1)	1,604 (-2%)	7mo	$120,000	$75	61
5 Triple R Ln	0.09mi	3/2.0	1,395 (-15%)	8mo	$79,500	$57	61
1100 N Charlette	0.73mi	3/1.0	1,680 (+3%)	7mo	$75,000	$45	56
110 N Oakley	0.56mi	3/3.0	1,847 (+13%)	2mo	$140,000	$76	43

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

Projected returns pro-forma

4.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 76.2%
• Equity multiple: 5.40×
• Total profit: $49,233
• Equity at exit: $20,629

10-year hold

• IRR: 74.8%
• Equity multiple: 11.15×
• Total profit: $113,637
• Equity at exit: $34,020

Cash invested: $11,200 (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 71742

• Home prices YoY: 4.4%
• Active inventory: 21
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,183 medium
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $658

Break-even live

Break-even rent $350

Max offer price $40,000

Occupancy floor 39%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-03-23
   price $44,900 510-char remark

   Show marketing remark (510 chars)

   This 3-bedroom, 1-bath property is priced at under $30 per square foot, offering an incredible opportunity for investors or buyers ready to roll up their sleeves and build instant equity. Surprisingly solid with great bones, this home is full of charm and character, featuring tall ceilings and original hardware that add timeless appeal. Whether you’re looking for your next rental, flip project, or a property you can personalize while preserving its historic touches, the potential here is undeniable.

2. 2026-02-16
   listed $47,900 New Listing 510-char remark

   Show marketing remark (510 chars)

   This 3-bedroom, 1-bath property is priced at under $30 per square foot, offering an incredible opportunity for investors or buyers ready to roll up their sleeves and build instant equity. Surprisingly solid with great bones, this home is full of charm and character, featuring tall ceilings and original hardware that add timeless appeal. Whether you’re looking for your next rental, flip project, or a property you can personalize while preserving its historic touches, the potential here is undeniable.

3. 2026-02-16
   historical

   Show marketing remark (510 chars)

   This 3-bedroom, 1-bath property is priced at under $30 per square foot, offering an incredible opportunity for investors or buyers ready to roll up their sleeves and build instant equity. Surprisingly solid with great bones, this home is full of charm and character, featuring tall ceilings and original hardware that add timeless appeal. Whether you’re looking for your next rental, flip project, or a property you can personalize while preserving its historic touches, the potential here is undeniable.

4. 2026-01-07
   price $47,900
5. 2025-12-10
   price $52,900
6. 2025-11-17
   price $59,900
7. 2025-10-11
   status Back on Market
8. 2025-10-11
   historical
9. 2025-10-10
   listed $69,900 New Listing

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥111°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: $14,195
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$1,136
• − Management: −$1,136
• − Depreciation: −$1,164
• Taxable income: $7,719
• Est. tax owed @ 24.0%: −$1,853
• After-tax cash flow: $6,044/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: Fordyce School District
• NCES district ID: 0506210
• Math proficiency: 19% ▼ -19.00%
• Reading proficiency: 27% ▼ -8.00%
• Median HH income: $32,339
• Composite: 18.68/100
• National rank: #8884
• State rank: #203 of 238 in AR

Livability — Fordyce

• Score: 58/100
• State rank: #313
• US rank: #20808

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fordyce, AR
• Population (ZIP): 4,424

Population outlook (Dallas County) Hauer SSP2

• Today (2025): 6,895 people
• By 2030: 6,470 · -6.2%
• By 2040: 5,655 · -18.0%
• By 2050: 5,012 · -27.3%
• By 2075: 4,179 · -39.4%
• By 2100: 3,906 · -43.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (54%)
• Race & ethnicity: Black 54% White 41% Two or more races 4% Hispanic / Latino 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Dallas

• 2024 margin: Strong R (+29.4) · D 34.3% · R 63.8% · Other 1.9%
• 2008→2024 swing: -20.8pp toward R · 2008: -8.6pp · 2024: -29.4pp
• All cycles: 2024: R+29.4 2020: R+23.0 2016: R+12.5 2012: R+10.6 2008: R+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.15%
• Current HPI: 98.2933
• 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

-35.8% since first listed

9 events — show timeline

• 2026-03-23 Price Changed $44,900 CARMLS
• 2026-02-16 Listing Removed — CARMLS
• 2026-02-16 Listed $47,900 CARMLS
• 2026-01-07 Price Changed $47,900 CARMLS
• 2025-12-10 Price Changed $52,900 CARMLS
• 2025-11-17 Price Changed $59,900 CARMLS
• 2025-10-11 Relisted — CARMLS
• 2025-10-11 Listing Removed — CARMLS
• 2025-10-10 Listed $69,900 CARMLS