235 Greenwood Ave · Lepanto, AR 72354

$75,000

3 bd · 2.0 ba · 1,840 sqft · SingleFamily · 151 Days on market

Built 1964 Fair condition 2,614 sqft lot $41/sqft · 51% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.0/10.0
• Livability +3.3/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Check out this awesome home. Storefront building in downtown Lepanto AR. 1800 SQ FT OF totally rebuilt home. Currently this building is rented for $900 per month. Tenant can stay or go. Don't miss out a lot of sq ft for inexpensive price.

Key facts

• 2,614 sq ft lot
• Built 1964
• Listed 150 days

🏷️ Possibly a rental listed for sale. The $75,000 price doesn't fit this home's estimated sale value (~$152,069) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $442 ($5k/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 66/100 on livability (#133 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: schools D-, crime D-, amenities F.
• East Poinsett County School District (rural): math 36% / reading 37% proficiency, ranked #113 of 238 in AR (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP; 67 units permitted in Poinsett County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Poinsett County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1964 — 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. 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.
9. 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.
10. 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: 1.62% ✓
• Cap rate: 13.36%
• Cash-on-cash: 25.23%
• DSCR: 2.12
• GRM: 5.1

CMA / ARV

• ARV (median comp): $152,069
• List price: $75,000
• Delta: -50.68%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40515 J Martin Rd	0.51mi	3/2.0	1,920 (+4%)	1mo	$252,999	$132	68
121 Didemma	0.14mi	3/2.0	1,684 (-8%)	23mo	$48,500	$29	60
525 Julianne St	0.51mi	3/2.0	1,758 (-4%)	11mo	$195,000	$111	60

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

Projected returns pro-forma

-2.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.1%
• Equity multiple: 1.91×
• Total profit: $19,114
• Equity at exit: $14,507

10-year hold

• IRR: 27.8%
• Equity multiple: 3.65×
• Total profit: $55,716
• Equity at exit: $12,341

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 72354

• Home prices YoY: -1.1%
• Active inventory: 9
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,215 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $442

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 59%

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 17 events

1. 2026-06-19
   days on market $75,000 Active 151 DOM
2. 2026-06-18
   days on market $75,000 Active 150 DOM
3. 2026-06-17
   days on market $75,000 Active 149 DOM
4. 2026-06-16
   days on market $75,000 Active 148 DOM
5. 2026-06-15
   days on market $75,000 Active 147 DOM
6. 2026-06-14
   days on market $75,000 Active 145 DOM
7. 2026-06-12
   days on market $75,000 Active 144 DOM
8. 2026-06-09
   days on market $75,000 Active 141 DOM
9. 2026-06-08
   days on market $75,000 Active 140 DOM
10. 2026-06-07
    days on market $75,000 Active 139 DOM
11. 2026-06-05
    days on market $75,000 Active 137 DOM
12. 2026-06-04
    days on market $75,000 Active 135 DOM
13. 2026-06-02
    days on market $75,000 Active 134 DOM
14. 2026-06-01
    days on market $75,000 Active 133 DOM
15. 2026-05-31
    days on market $75,000 Active 132 DOM
16. 2026-05-31
    days on market $75,000 Active 131 DOM
17. 2026-01-14
    listed $75,000 Active 238-char remark

    Show marketing remark (238 chars)

    Check out this awesome home. Storefront building in downtown Lepanto AR. 1800 SQ FT OF totally rebuilt home. Currently this building is rented for $900 per month. Tenant can stay or go. Don't miss out a lot of sq ft for inexpensive price.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,580
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$2,182
• Taxable income: $4,365
• Est. tax owed @ 24.0%: −$1,047
• After-tax cash flow: $4,251/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab

This single-family home requires moderate renovations to improve its condition and value. Key areas for improvement include painting, updating countertops and cabinets, and organizing the space.

Repairs flagged

• Minor countertops — Cluttered and worn
• Minor kitchen cabinets — Some wear
• Minor bathroom shelves — Cluttered and worn

Value-add opportunities

• Both paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both replace countertops — New countertops improve functionality and aesthetics
• Both install new kitchen cabinets — New cabinets provide more storage and a fresh look

Renovation cost estimate screening

Repair item	Severity	Est. cost
countertops · Cluttered and worn	Minor	$500–3,000
kitchen cabinets · Some wear	Minor	$500–3,000
bathroom shelves · Cluttered and worn	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both replace countertops — New countertops improve functionality and aesthetics ↑
• Both install new kitchen cabinets — New cabinets provide more storage and a fresh look ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: East Poinsett County School District
• NCES district ID: 0500048
• Math proficiency: 36% ▼ -7.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $33,882
• Composite: 30.05/100
• National rank: #6352
• State rank: #113 of 238 in AR

Livability — Lepanto

• Score: 66/100
• State rank: #133
• US rank: #12069

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lepanto, AR
• Population (ZIP): 2,431

Population outlook (Poinsett County) Hauer SSP2

• Today (2025): 22,998 people
• By 2030: 22,356 · -2.8%
• By 2040: 21,150 · -8.0%
• By 2050: 20,035 · -12.9%
• By 2075: 17,745 · -22.8%
• By 2100: 15,358 · -33.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 15% Black 9% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Poinsett

• 2024 margin: Solid R (+63.5) · D 17.4% · R 81.0% · Other 1.6%
• 2008→2024 swing: -36.3pp toward R · 2008: -27.2pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+59.8 2016: R+24.1 2012: R+34.2 2008: R+27.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.02%
• Current HPI: 176.3774
• 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

1 event — show timeline

• 2026-01-14 Listed $75,000 NEABOR MLS