327 Hamilton Ave · Camden, AR 71701

$97,000

3 bd · 1.0 ba · 1,189 sqft · SingleFamily public records · 39 Days on market

Built 1950 6,969 sqft lot $82/sqft · 20% above area Est $81k · 20% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 3-bedroom, 1-bath home, offering 1,189 square feet of comfortable living space. Ideally situated near shopping, restaurants, and other amenities, this property provides both convenience and cozy appeal. Move-in ready, it’s perfect for anyone looking to settle into a vibrant neighborhood and make this delightful residence their own.

Key facts

• 6,969 sq ft lot
• 2 parking spots
• Built 1950

Property features AI

Exterior

• Parking: 2-car parking
• Utilities: Public sewer; Public water; Electric service via cooperative; Natural gas
• Home design: Brick exterior
• Construction: 3-tab shingle roof; Crawl space foundation
• Exterior features: Level lot; Paved road access; Inside city limits

Interior

• Flooring: Wood flooring; Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central cooling (electric)
• Interior features: Decorative / non-functional fireplace; Wood and laminate floors

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $94k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 5.2% in Camden — 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 57/100 on livability (#364 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Camden Fairview School District (town): math 9% / reading 15% proficiency, ranked #229 of 238 in AR (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 133 active listings in the ZIP; 18 units permitted in Ouachita County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $671 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Ouachita County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,090 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1950 — 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. 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?
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: 1.36% ✓
• Cap rate: 12.03%
• Cash-on-cash: 20.49%
• DSCR: 1.91
• GRM: 6.1

CMA / ARV

• ARV (median comp): $80,831
• List price: $97,000
• Delta: 20.00%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 N Agee	0.16mi	2/2.0 (-1)	1,329 (+12%)	13mo	$25,000	$19	53
415 Bruce Ave	0.74mi	3/2.0	1,274 (+7%)	4mo	$140,000	$110	46
219 Locust St	0.55mi	2/1.0 (-1)	1,019 (-14%)	12mo	$28,500	$28	36

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

Projected returns pro-forma

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

5-year hold

• IRR: 12.7%
• Equity multiple: 1.51×
• Total profit: $13,775
• Equity at exit: $14,463

10-year hold

• IRR: 21.6%
• Equity multiple: 2.84×
• Total profit: $49,866
• Equity at exit: $8,387

Cash invested: $27,160 (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 71701

• Home prices YoY: -20.5%
• Active inventory: 133
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,316 medium
• Mortgage (P&I): −$509
• Tax from tax record: −$27 /mo · $323/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $464

Break-even live

Break-even rent $729

Max offer price $97,000

Occupancy floor 60%

Sensitivity live

Price	-10% $519	-5% $491	+0% $464	+5% $436	+10% $409
Rent	-10% $360	-5% $412	+0% $464	+5% $516	+10% $568
Rate	-1.0pp $513	-0.5pp $488	base $464	+0.5pp $439	+1.0pp $413

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $97,000 Active 39 DOM
2. 2026-06-19
   days on market $97,000 Active 37 DOM
3. 2026-06-18
   days on market $97,000 Active 36 DOM
4. 2026-06-17
   days on market $97,000 Active 35 DOM
5. 2026-06-16
   days on market $97,000 Active 34 DOM
6. 2026-06-15
   days on market $97,000 Active 33 DOM
7. 2026-06-14
   days on market $97,000 Active 31 DOM
8. 2026-06-12
   days on market $97,000 Active 30 DOM
9. 2026-06-09
   days on market $97,000 Active 27 DOM
10. 2026-06-08
    days on market $97,000 Active 26 DOM
11. 2026-06-07
    days on market $97,000 Active 25 DOM
12. 2026-06-05
    days on market $97,000 Active 23 DOM
13. 2026-06-04
    days on market $97,000 Active 21 DOM
14. 2026-06-02
    days on market $97,000 Active 20 DOM
15. 2026-06-01
    days on market $97,000 Active 19 DOM
16. 2026-05-31
    days on market $97,000 Active 18 DOM
17. 2026-05-31
    days on market $97,000 Active 17 DOM
18. 2026-05-13
    listed $97,000 New Listing 364-char remark
19. 2022-08-05
    soldstatus $280,000

ⓘ 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: $323 · $27/mo
• Projected year-2 tax: $621 · $52/mo
• Expected delta: +$297/yr (+$25/mo · 92.0%)

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

Taxation est. · year 1

• Rental income: $15,793
• − Mortgage interest: −$5,434
• − Property taxes: −$323
• − Insurance: −$485
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − Depreciation: −$2,822
• Taxable income: $4,202
• Est. tax owed @ 24.0%: −$1,009
• After-tax cash flow: $4,555/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: Camden Fairview School District
• NCES district ID: 0506060
• Math proficiency: 9% ▼ -16.00%
• Reading proficiency: 15% ▼ -12.00%
• Median HH income: $30,854
• Composite: 9.43/100
• National rank: #9853
• State rank: #229 of 238 in AR

Livability — Camden

• Score: 57/100
• State rank: #364
• US rank: #22245

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Camden, AR
• City population: 17,883
• Population (ZIP): 17,883

Population outlook (Ouachita County) Hauer SSP2

• Today (2025): 21,485 people
• By 2030: 19,947 · -7.2%
• By 2040: 16,990 · -20.9%
• By 2050: 14,431 · -32.8%
• By 2075: 10,003 · -53.4%
• By 2100: 7,418 · -65.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 53% Black 39% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Ouachita

• 2024 margin: R (+19.1) · D 39.5% · R 58.6% · Other 1.8%
• 2008→2024 swing: -8.2pp toward R · 2008: -10.9pp · 2024: -19.1pp
• All cycles: 2024: R+19.1 2020: R+13.5 2016: R+10.4 2012: R+8.6 2008: R+10.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.10%
• Current HPI: 171.0106
• 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

-65.4% since first listed

2 events — show timeline

• 2026-05-13 Listed $97,000 CARMLS
• 2022-08-05 Sold (Public Records) $280,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $323 · +10.0% YoY. Source: county tax records.