10 Wood St · Charleston, AR 72933

$75,000

4 bd · 2.0 ba · 1,490 sqft · SingleFamily public records · 333 Days on market

Built 1941 0.37 ac lot $50/sqft · 46% below area Est $140k · 46% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investment Opportunity! Positioned on a prime 0.37-acre corner lot with Hwy 22 frontage, this property offers excellent visibility and high traffic, making it an ideal location for a future business venture. The existing home is in need of significant renovation, but with vision and effort, it could be restored or repurposed. Whether you're looking to develop a commercial space or bring new life to the structure, this high-exposure lot is full of potential. Property is to be sold "AS-IS" This property will not qualify for any government loan types.

Key facts

• Excellent visibility
• High-exposure lot
• 0.37-acre corner lot

Tags

• 0.37-ACRE CORNER LOT
• HWY 22 FRONTAGE
• EXCELLENT VISIBILITY
• HIGH TRAFFIC
• SIGNIFICANT RENOVATION
• HIGH-EXPOSURE LOT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $655 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#70 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.
• Charleston School District (rural): math 46% / reading 43% proficiency, ranked #39 of 238 in AR (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 51 active listings in the ZIP; 23 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($519 loan paydown + $8k appreciation (10.0% local appreciation)).
• Franklin County population projected at -16% 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 333 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 333 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 1941 — 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. 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?
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: 1.86% ✓
• Cap rate: 16.77%
• Cash-on-cash: 37.42%
• DSCR: 2.67
• GRM: 4.5

CMA / ARV

• ARV (median comp): $139,666
• List price: $75,000
• Delta: -46.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70 Maplewood Loop	0.68mi	4/2.5	1,546 (+4%)	2mo	$252,630	$163	59
322 N Seventh St	0.60mi	3/2.0 (-1)	1,344 (-10%)	1mo	$185,000	$138	49
152 Maplewood Loop	0.68mi	3/2.5 (-1)	1,400 (-6%)	9mo	$229,900	$164	44
703 S Hancock St	0.52mi	3/1.0 (-1)	1,300 (-13%)	11mo	$120,000	$92	36
172 Maplewood Loop	0.69mi	3/2.5 (-1)	1,400 (-6%)	19mo	$229,900	$164	35
184 Maplewood Loop	0.69mi	3/2.5 (-1)	1,279 (-14%)	20mo	$219,000	$171	21

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: 53.1%
• Equity multiple: 4.93×
• Total profit: $82,536
• Equity at exit: $67,566

10-year hold

• IRR: 46.7%
• Equity multiple: 11.01×
• Total profit: $210,210
• Equity at exit: $145,709

Cash invested: $21,000 (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 72933

• Home prices YoY: 5.8%
• Active inventory: 51
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,395 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$23 /mo · $275/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $655

Break-even live

Break-even rent $566

Max offer price $75,000

Occupancy floor 48%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $75,000 Active 333 DOM
2. 2026-06-18
   days on market $75,000 Active 332 DOM
3. 2026-06-17
   days on market $75,000 Active 331 DOM
4. 2026-06-16
   days on market $75,000 Active 330 DOM
5. 2026-06-15
   days on market $75,000 Active 329 DOM
6. 2026-06-14
   days on market $75,000 Active 327 DOM
7. 2026-06-12
   days on market $75,000 Active 326 DOM
8. 2026-06-09
   days on market $75,000 Active 323 DOM
9. 2026-06-08
   days on market $75,000 Active 322 DOM
10. 2026-06-07
    days on market $75,000 Active 321 DOM
11. 2026-06-07
    days on market $75,000 Active 320 DOM
12. 2026-06-04
    days on market $75,000 Active 317 DOM
13. 2026-06-02
    days on market $75,000 Active 316 DOM
14. 2026-06-01
    days on market $75,000 Active 315 DOM
15. 2026-05-31
    days on market $75,000 Active 314 DOM
16. 2026-05-31
    days on market $75,000 Active 313 DOM
17. 2025-12-29
    status Active 565-char remark

    Show marketing remark (565 chars)

    Investment Opportunity! Positioned on a prime 0.37-acre corner lot with Hwy 22 frontage, this property offers excellent visibility and high traffic, making it an ideal location for a future business venture. The existing home is in need of significant renovation, but with vision and effort, it could be restored or repurposed. Whether you're looking to develop a commercial space or bring new life to the structure, this high-exposure lot is full of potential. Property is to be sold "AS-IS" This property will not qualify for any government loan types.

18. 2025-07-15
    listed $75,000 Active 565-char remark

    Show marketing remark (565 chars)

    Investment Opportunity! Positioned on a prime 0.37-acre corner lot with Hwy 22 frontage, this property offers excellent visibility and high traffic, making it an ideal location for a future business venture. The existing home is in need of significant renovation, but with vision and effort, it could be restored or repurposed. Whether you're looking to develop a commercial space or bring new life to the structure, this high-exposure lot is full of potential. Property is to be sold "AS-IS" This property will not qualify for any government loan types.

ⓘ 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: $275 · $23/mo
• Projected year-2 tax: $480 · $40/mo
• Expected delta: +$205/yr (+$17/mo · 74.7%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $16,745
• − Mortgage interest: −$4,201
• − Property taxes: −$275
• − Insurance: −$375
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$2,182
• Taxable income: $7,033
• Est. tax owed @ 24.0%: −$1,688
• After-tax cash flow: $6,171/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: Charleston School District
• NCES district ID: 0504200
• Math proficiency: 46% ▼ -12.00%
• Reading proficiency: 43% ▼ -9.00%
• Median HH income: $47,155
• Composite: 37.97/100
• National rank: #4296
• State rank: #39 of 238 in AR

Livability — Charleston

• Score: 69/100
• State rank: #70
• US rank: #8583

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charleston, AR
• Population (ZIP): 5,207

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 16,946 people
• By 2030: 16,403 · -3.2%
• By 2040: 15,303 · -9.7%
• By 2050: 14,243 · -16.0%
• By 2075: 12,136 · -28.4%
• By 2100: 10,443 · -38.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 10% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Iranian 2% Italian 1%
• Foreign-born: 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+62.4) · D 17.7% · R 80.1% · Other 2.2%
• 2008→2024 swing: -23.1pp toward R · 2008: -39.3pp · 2024: -62.4pp
• All cycles: 2024: R+62.4 2020: R+61.4 2016: R+54.6 2012: R+44.4 2008: R+39.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.06%
• Current HPI: 273.2222
• 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

2 events — show timeline

• 2025-12-29 Relisted — WRVBOR
• 2025-07-15 Listed $75,000 WRVBOR

Property tax history

+8.3%/yr

Latest (2025): $275 · +7.2% YoY. Source: county tax records.