205 10th St · Danville, AR 72833

$85,000

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 66 Days on market

Built 1988 $80/sqft · 17% below area Est $102k · 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 +26.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +5.9/10.0
• Appreciation +5.0/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 2-bedroom, 1-bath home located in the heart of Danville. Enjoy the convenience of being just minutes from local shops, dining, and everyday essentials. This cozy property offers comfortable living, a functional layout, and easy access to everything the town has to offer. Ready to see it in person? Contact me today to schedule your private tour.

Key facts

• Built 1988
• Listed 65 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($923 rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#14 in AR, #4,201 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Danville School District (rural): math 43% / reading 44% proficiency, ranked #46 of 238 in AR (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 28 active listings in the ZIP; 10 units permitted in Yell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $3k appreciation (3.0% local appreciation)).
• Yell County population projected at -24% 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.09% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.44%
• DSCR: 1.51
• GRM: 7.7

CMA / ARV

• ARV (median comp): $101,940
• List price: $85,000
• Delta: -16.62%
• 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
205 W 10th St	0.00mi	3/1.0 (+1)	1,050 (-1%)	3mo	$45,000	$43	92
203 W 13th St	0.18mi	3/1.5 (+1)	1,050 (-1%)	9mo	$108,000	$103	76
704 Grant St	0.57mi	3/1.0 (+1)	1,120 (+6%)	1mo	$121,500	$108	57
702 Grant St	0.56mi	2/1.0	1,040 (-2%)	19mo	$77,000	$74	55

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: 18.2%
• Equity multiple: 2.04×
• Total profit: $24,657
• Equity at exit: $38,220

10-year hold

• IRR: 19.5%
• Equity multiple: 3.84×
• Total profit: $67,476
• Equity at exit: $58,901

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 72833

• Active inventory: 28
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $923 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$21 /mo · $249/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $227

Break-even live

Break-even rent $635

Max offer price $85,000

Occupancy floor 70%

Sensitivity live

Price	-10% $275	-5% $251	+0% $227	+5% $203	+10% $179
Rent	-10% $154	-5% $191	+0% $227	+5% $263	+10% $300
Rate	-1.0pp $270	-0.5pp $249	base $227	+0.5pp $205	+1.0pp $183

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: —

Listing history 21 events

1. 2026-06-21
   days on market $85,000 Active 66 DOM
2. 2026-06-19
   days on market $85,000 Active 64 DOM
3. 2026-06-18
   days on market $85,000 Active 63 DOM
4. 2026-06-17
   days on market $85,000 Active 62 DOM
5. 2026-06-16
   days on market $85,000 Active 61 DOM
6. 2026-06-15
   days on market $85,000 Active 60 DOM
7. 2026-06-14
   days on market $85,000 Active 58 DOM
8. 2026-06-12
   days on market $85,000 Active 57 DOM
9. 2026-06-09
   days on market $85,000 Active 54 DOM
10. 2026-06-08
    days on market $85,000 Active 53 DOM
11. 2026-06-07
    days on market $85,000 Active 52 DOM
12. 2026-06-07
    days on market $85,000 Active 51 DOM
13. 2026-06-04
    days on market $85,000 Active 48 DOM
14. 2026-06-02
    days on market $85,000 Active 47 DOM
15. 2026-06-01
    days on market $85,000 Active 46 DOM
16. 2026-05-31
    days on market $85,000 Active 45 DOM
17. 2026-05-31
    days on market $85,000 Active 44 DOM
18. 2026-04-16
    listed $85,000 Active 355-char remark

    Show marketing remark (355 chars)

    Charming 2-bedroom, 1-bath home located in the heart of Danville. Enjoy the convenience of being just minutes from local shops, dining, and everyday essentials. This cozy property offers comfortable living, a functional layout, and easy access to everything the town has to offer. Ready to see it in person? Contact me today to schedule your private tour.

19. 2025-06-10
    price $95,000
20. 2020-05-13
    historical
21. 2019-06-03
    listed $45,000

ⓘ 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: $249 · $21/mo
• Projected year-2 tax: $544 · $45/mo
• Expected delta: +$295/yr (+$25/mo · 118.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $11,071
• − Mortgage interest: −$4,761
• − Property taxes: −$249
• − Insurance: −$425
• − Repairs & maintenance: −$886
• − Management: −$886
• − Depreciation: −$2,473
• Taxable income: $1,392
• Est. tax owed @ 24.0%: −$334
• After-tax cash flow: $2,390/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: Danville School District
• NCES district ID: 0504890
• Math proficiency: 43% ▼ -8.00%
• Reading proficiency: 44% ▼ -7.00%
• Median HH income: $41,295
• Composite: 36.57/100
• National rank: #4634
• State rank: #46 of 238 in AR

Livability — Danville

• Score: 75/100
• State rank: #14
• US rank: #4201

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Danville, AR
• Population (ZIP): 3,432

Population outlook (Yell County) Hauer SSP2

• Today (2025): 20,438 people
• By 2030: 19,561 · -4.3%
• By 2040: 17,654 · -13.6%
• By 2050: 15,569 · -23.8%
• By 2075: 10,746 · -47.4%
• By 2100: 6,907 · -66.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (58%)
• Race & ethnicity: White 58% Hispanic / Latino 40% Two or more races 8% Native American 2%
• Hispanic origin (detail): Mexican 25% Puerto Rican 12%
• Common ancestry: Slovak 1% Iranian 1% Serbian 1%
• Foreign-born: 15% · Canada
• Languages at home: 66% English-only · Spanish 34%

Political lean MEDSL · Yell

• 2024 margin: Solid R (+60.7) · D 18.7% · R 79.5% · Other 1.8%
• 2008→2024 swing: -30.8pp toward R · 2008: -29.9pp · 2024: -60.7pp
• All cycles: 2024: R+60.7 2020: R+58.5 2016: R+49.0 2012: R+38.9 2008: R+29.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+88.9% since first listed

4 events — show timeline

• 2026-04-16 Listed $85,000 NWARMLS
• 2025-06-10 Price Changed $95,000 NWARMLS
• 2020-05-13 Listing Removed — CARMLS
• 2019-06-03 Listed $45,000 CARMLS

Property tax history

+4.0%/yr

Latest (2025): $249 · +0.0% YoY. Source: county tax records.