415 S 4th St · Glenwood, AR 71943

$150,000

4 bd · 1.0 ba · 1,589 sqft · SingleFamily public records · 100 Days on market

Built 1986 0.32 ac lot $94/sqft · 14% above area Est $172k · 13% under

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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).

• ARV discount +13.2/15.0
• Cash flow +10.2/30.0
• Appreciation +6.7/10.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located in the heart of Glenwood just minutes from the scenic Caddo River, this spacious 4-bedroom, 1.5-bath home offers approximately 2,080 sq. ft. of versatile living space. Making it a prime opportunity for investors or first-time buyers. The interior features a desirable open-concept floor plan that creates a seamless flow throughout the home. Outside, the property has a fully fenced front and backyard, complete with extra storage. Situated in an established area near local shopping and dining, this home is ready for its new owners to start their next chapter.

Key facts

• Extra storage
• 0.32 acre lot
• 4 parking spots

Tags

• OPEN-CONCEPT FLOOR PLAN
• EXTRA STORAGE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (19.7% below list).
• Recommended offer: $120k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 1.3% in Glenwood — 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 58/100 on livability (#331 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools F, amenities F, commute F.
• Centerpoint School District (rural): math 33% / reading 38% proficiency, ranked #119 of 238 in AR (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 75 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.4% local appreciation)).
• Pike County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 6, 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 100 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $11k; list at $150k implies a 1264% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,401 (19.7% 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 100 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.80% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.44%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $171,650
• List price: $150,000
• Delta: -12.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 Dwain St	0.34mi	3/1.0 (-1)	1,578 (-1%)	1mo	$50,000	$32	77
450 S 2nd St	0.10mi	3/2.0 (-1)	1,384 (-13%)	4mo	$119,000	$86	62
782 Scott	0.50mi	3/1.0 (-1)	1,684 (+6%)	13mo	$82,500	$49	51
623 S 5th	0.15mi	3/2.0 (-1)	1,368 (-14%)	13mo	$173,900	$127	50

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

Projected returns pro-forma

3.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.4%
• Equity multiple: 1.37×
• Total profit: $15,710
• Equity at exit: $70,706

10-year hold

• IRR: 9.1%
• Equity multiple: 2.43×
• Total profit: $59,864
• Equity at exit: $111,572

Cash invested: $42,000 (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 71943

• Home prices YoY: 1.5%
• Active inventory: 75
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,204 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $-85

Break-even live

Break-even rent $1,312

Max offer price $137,635

Occupancy floor —

Sensitivity live

Price	-10% $18	-5% $-34	+0% $-85	+5% $-137	+10% $-189
Rent	-10% $-181	-5% $-133	+0% $-85	+5% $-38	+10% $10
Rate	-1.0pp $-10	-0.5pp $-47	base $-85	+0.5pp $-124	+1.0pp $-164

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $150,000 Active 100 DOM
2. 2026-06-19
   days on market $150,000 Active 98 DOM
3. 2026-06-18
   days on market $150,000 Active 97 DOM
4. 2026-06-17
   days on market $150,000 Active 96 DOM
5. 2026-06-16
   days on market $150,000 Active 95 DOM
6. 2026-06-15
   days on market $150,000 Active 94 DOM
7. 2026-06-14
   days on market $150,000 Active 92 DOM
8. 2026-06-12
   days on market $150,000 Active 91 DOM
9. 2026-06-09
   days on market $150,000 Active 88 DOM
10. 2026-06-08
    days on market $150,000 Active 87 DOM
11. 2026-06-07
    days on market $150,000 Active 86 DOM
12. 2026-06-07
    days on market $150,000 Active 85 DOM
13. 2026-06-04
    days on market $150,000 Active 82 DOM
14. 2026-06-02
    days on market $150,000 Active 81 DOM
15. 2026-06-01
    days on market $150,000 Active 80 DOM
16. 2026-05-31
    days on market $150,000 Active 79 DOM
17. 2026-05-31
    days on market $150,000 Active 78 DOM
18. 2026-03-08
    listed $150,000 Active 570-char remark

    Show marketing remark (570 chars)

    Located in the heart of Glenwood just minutes from the scenic Caddo River, this spacious 4-bedroom, 1.5-bath home offers approximately 2,080 sq. ft. of versatile living space. Making it a prime opportunity for investors or first-time buyers. The interior features a desirable open-concept floor plan that creates a seamless flow throughout the home. Outside, the property has a fully fenced front and backyard, complete with extra storage. Situated in an established area near local shopping and dining, this home is ready for its new owners to start their next chapter.

19. 2026-03-06
    listed $150,000 New Listing 570-char remark

    Show marketing remark (570 chars)

    Located in the heart of Glenwood just minutes from the scenic Caddo River, this spacious 4-bedroom, 1.5-bath home offers approximately 2,080 sq. ft. of versatile living space. Making it a prime opportunity for investors or first-time buyers. The interior features a desirable open-concept floor plan that creates a seamless flow throughout the home. Outside, the property has a fully fenced front and backyard, complete with extra storage. Situated in an established area near local shopping and dining, this home is ready for its new owners to start their next chapter.

20. 2014-06-19
    soldstatus $11,000
21. 2014-06-18
    soldstatus $11,000
22. 2013-10-17
    listed $14,400

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $14,448
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$4,364
• Taxable loss: −$3,630
• Est. tax savings @ 24.0%: +$871
• After-tax cash flow: $-154/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: Centerpoint School District
• NCES district ID: 0506690
• Math proficiency: 33% ▼ -16.00%
• Reading proficiency: 38% ▼ -4.00%
• Median HH income: $33,067
• Composite: 29.13/100
• National rank: #6586
• State rank: #119 of 238 in AR

Livability — Glenwood

• Score: 58/100
• State rank: #331
• US rank: #21528

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glenwood, AR
• Population (ZIP): 3,708

Population outlook (Pike County) Hauer SSP2

• Today (2025): 10,158 people
• By 2030: 9,681 · -4.7%
• By 2040: 8,640 · -14.9%
• By 2050: 7,500 · -26.2%
• By 2075: 4,897 · -51.8%
• By 2100: 2,911 · -71.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 19% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Slovak 4% Iranian 2% Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 83% English-only · Spanish 15% Other Asian/Pacific 2%

Political lean MEDSL · Pike

• 2024 margin: Solid R (+73.1) · D 12.8% · R 86.0% · Other 1.2%
• 2008→2024 swing: -31.8pp toward R · 2008: -41.3pp · 2024: -73.1pp
• All cycles: 2024: R+73.1 2020: R+67.7 2016: R+62.3 2012: R+52.7 2008: R+41.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.38%
• Current HPI: 232.4602
• 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

+941.7% since first listed

5 events — show timeline

• 2026-03-08 Listed $150,000 HSBOR
• 2026-03-06 Listed $150,000 CARMLS
• 2014-06-19 Sold (MLS) $11,000 CARMLS
• 2014-06-18 Sold (Public Records) $11,000 Public Records
• 2013-10-17 Listed $14,400 CARMLS

Property tax history

-11.6%/yr

Latest (2025): $93 · -43.4% YoY. Source: county tax records.