75 New St · Quitman, AR 72131

$187,500

4 bd · 1.0 ba · 1,025 sqft · SingleFamily public records · 93 Days on market

Built 1970 10,454 sqft lot $183/sqft · 21% above area Est $189k · at est.

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• ARV discount +7.8/15.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.3/10.0

Listing remarks MLS

Charming and move-in ready 4-bedroom, 2-bath home nestled in a quiet cul-de-sac! This inviting property features a welcoming front porch; inside you'll find a warm and comfortable layout ideal for both everyday living and entertaining. Step out back to enjoy a spacious deck overlooking peaceful pastureland, offering beautiful views and added privacy. The fully fenced backyard provides plenty of space for pets, play, or gardening. Energy-efficient solar panels add long-term savings and sustainability. With its desirable location, thoughtful features, and serene surroundings, this home offers the perfect blend of comfort, convenience, and country charm.

Key facts

• Front porch
• Desirable location
• Spacious deck

Tags

• FRONT PORCH
• SPACIOUS DECK
• FULLY FENCED BACKYARD
• ENERGY-EFFICIENT SOLAR PANELS
• DESIRABLE LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $188k.

Deal economics

• At list price, monthly cash flow is $-205 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (19.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (37.1% below list).
• Recommended offer: $118k (37.1% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 2.1% in Quitman — 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 63/100 on livability (#203 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime D-, amenities F, commute F.
• Quitman School District (rural): math 39% / reading 42% proficiency, ranked #63 of 238 in AR (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Quitman Elementary School (math 32% / reading 32%, grade F, #278 of 454 statewide, top 64%, 415 students, 56% FRL); Quitman Middle School (math 47% / reading 47%, grade D+, #46 of 201 statewide, top 24%, 214 students, 50% FRL); Quitman High School (math 32% / reading 42%, grade F, #64 of 292 statewide, top 26%, 253 students, 46% FRL).
• Market conditions: 73 active listings in the ZIP; 13 units permitted in Cleburne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Cleburne County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($171k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $100k; list at $188k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,871 (37.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.63% ✗
• Cap rate: 4.98%
• Cash-on-cash: -4.69%
• DSCR: 0.79
• GRM: 13.3

CMA / ARV

• ARV (median comp): $188,695
• List price: $187,500
• Delta: -0.63%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Sunnybrook Cir	0.08mi	3/1.0 (-1)	1,000 (-2%)	20mo	$135,000	$135	71
72 New	0.03mi	3/1.0 (-1)	960 (-6%)	21mo	$134,000	$140	65

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: 20.9%
• Equity multiple: 2.69×
• Total profit: $88,981
• Equity at exit: $168,915

10-year hold

• IRR: 19.0%
• Equity multiple: 6.18×
• Total profit: $272,141
• Equity at exit: $364,271

Cash invested: $52,500 (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 72131

• Home prices YoY: 14.8%
• Active inventory: 73
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $1,179 medium
• Mortgage (P&I): −$983
• Tax from tax record: −$75 /mo · $897/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $-205

Break-even live

Break-even rent $1,438

Max offer price $151,286

Occupancy floor —

Sensitivity live

Price	-10% $-99	-5% $-152	+0% $-205	+5% $-258	+10% $-311
Rent	-10% $-298	-5% $-252	+0% $-205	+5% $-158	+10% $-112
Rate	-1.0pp $-111	-0.5pp $-157	base $-205	+0.5pp $-254	+1.0pp $-303

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: $46,875
• Closing costs: $5,625
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-21
   days on market $187,500 Active 93 DOM
2. 2026-06-18
   days on market $187,500 Active 90 DOM
3. 2026-06-17
   days on market $187,500 Active 89 DOM
4. 2026-06-16
   days on market $187,500 Active 88 DOM
5. 2026-06-15
   days on market $187,500 Active 87 DOM
6. 2026-06-14
   days on market $187,500 Active 85 DOM
7. 2026-06-13
   days on market $187,500 Active 84 DOM
8. 2026-06-10
   days on market $187,500 Active 82 DOM
9. 2026-06-09
   days on market $187,500 Active 81 DOM
10. 2026-06-08
    days on market $187,500 Active 80 DOM
11. 2026-06-07
    days on market $187,500 Active 79 DOM
12. 2026-06-03
    days on market $187,500 Active 75 DOM
13. 2026-06-02
    days on market $187,500 Active 74 DOM
14. 2026-06-01
    days on market $187,500 Active 73 DOM
15. 2026-05-31
    days on market $187,500 Active 72 DOM
16. 2026-05-31
    days on market $187,500 Active 71 DOM
17. 2026-05-13
    price $187,500 659-char remark

    Show marketing remark (659 chars)

    Charming and move-in ready 4-bedroom, 2-bath home nestled in a quiet cul-de-sac! This inviting property features a welcoming front porch; inside you'll find a warm and comfortable layout ideal for both everyday living and entertaining. Step out back to enjoy a spacious deck overlooking peaceful pastureland, offering beautiful views and added privacy. The fully fenced backyard provides plenty of space for pets, play, or gardening. Energy-efficient solar panels add long-term savings and sustainability. With its desirable location, thoughtful features, and serene surroundings, this home offers the perfect blend of comfort, convenience, and country charm.

18. 2026-04-23
    price $195,000 659-char remark

    Show marketing remark (659 chars)

    Charming and move-in ready 4-bedroom, 2-bath home nestled in a quiet cul-de-sac! This inviting property features a welcoming front porch; inside you'll find a warm and comfortable layout ideal for both everyday living and entertaining. Step out back to enjoy a spacious deck overlooking peaceful pastureland, offering beautiful views and added privacy. The fully fenced backyard provides plenty of space for pets, play, or gardening. Energy-efficient solar panels add long-term savings and sustainability. With its desirable location, thoughtful features, and serene surroundings, this home offers the perfect blend of comfort, convenience, and country charm.

19. 2026-03-20
    listed $197,000 New Listing 659-char remark

    Show marketing remark (659 chars)

    Charming and move-in ready 4-bedroom, 2-bath home nestled in a quiet cul-de-sac! This inviting property features a welcoming front porch; inside you'll find a warm and comfortable layout ideal for both everyday living and entertaining. Step out back to enjoy a spacious deck overlooking peaceful pastureland, offering beautiful views and added privacy. The fully fenced backyard provides plenty of space for pets, play, or gardening. Energy-efficient solar panels add long-term savings and sustainability. With its desirable location, thoughtful features, and serene surroundings, this home offers the perfect blend of comfort, convenience, and country charm.

20. 2024-08-19
    historical
21. 2024-08-01
    price $150,000
22. 2024-07-21
    price $160,000
23. 2024-06-25
    listed $165,000 New Listing
24. 2020-11-25
    soldstatus $99,500
25. 2020-11-24
    soldstatus $99,500 Sold
26. 2020-10-29
    historical Take Backups
27. 2020-09-02
    listed $105,000 New Listing
28. 2019-12-30
    soldstatus $29,990 Sold
29. 2019-12-06
    status Under Contract
30. 2019-12-03
    price $29,990
31. 2019-11-05
    price $34,500
32. 2019-09-20
    listed $39,990 New Listing
33. 2003-05-02
    soldstatus $50,000
34. 1997-05-01
    soldstatus $46,000

ⓘ 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: $897 · $75/mo
• Projected year-2 tax: $1,200 · $100/mo
• Expected delta: +$303/yr (+$25/mo · 33.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $14,145
• − Mortgage interest: −$10,503
• − Property taxes: −$897
• − Insurance: −$938
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − Depreciation: −$5,455
• Taxable loss: −$5,911
• Est. tax savings @ 24.0%: +$1,419
• After-tax cash flow: $-1,041/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: Quitman School District
• NCES district ID: 0511880
• Math proficiency: 39% ▼ -12.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $44,003
• Composite: 34.33/100
• National rank: #5229
• State rank: #63 of 238 in AR

Livability — Quitman

• Score: 63/100
• State rank: #203
• US rank: #15886

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Quitman, AR
• Population (ZIP): 4,099

Population outlook (Cleburne County) Hauer SSP2

• Today (2025): 24,198 people
• By 2030: 23,324 · -3.6%
• By 2040: 21,566 · -10.9%
• By 2050: 19,916 · -17.7%
• By 2075: 16,744 · -30.8%
• By 2100: 13,303 · -45.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Cleburne

• 2024 margin: Solid R (+67.9) · D 15.2% · R 83.2% · Other 1.6%
• 2008→2024 swing: -23.7pp toward R · 2008: -44.2pp · 2024: -67.9pp
• All cycles: 2024: R+67.9 2020: R+65.8 2016: R+61.4 2012: R+52.2 2008: R+44.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 31.46%
• Current HPI: 243.7407
• 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

+307.6% since first listed

18 events — show timeline

• 2026-05-13 Price Changed $187,500 CARMLS
• 2026-04-23 Price Changed $195,000 CARMLS
• 2026-03-20 Listed $197,000 CARMLS
• 2024-08-19 Listing Removed — CARMLS
• 2024-08-01 Price Changed $150,000 CARMLS
• 2024-07-21 Price Changed $160,000 CARMLS
• 2024-06-25 Listed $165,000 CARMLS
• 2020-11-25 Sold (Public Records) $99,500 Public Records
• 2020-11-24 Sold (MLS) $99,500 CARMLS
• 2020-10-29 Contingent — CARMLS
• 2020-09-02 Listed $105,000 CARMLS
• 2019-12-30 Sold (MLS) $29,990 CARMLS
• 2019-12-06 Pending — CARMLS
• 2019-12-03 Price Changed $29,990 CARMLS
• 2019-11-05 Price Changed $34,500 CARMLS
• 2019-09-20 Listed $39,990 CARMLS
• 2003-05-02 Sold (Public Records) $50,000 Public Records
• 1997-05-01 Sold (Public Records) $46,000 Public Records

Property tax history

+15.6%/yr

Latest (2025): $897 · +10.0% YoY. Source: county tax records.