607 S Livermore · Hazen, AR 72064

$75,000

30 bd · 1.0 ba · 1,610 sqft · SingleFamily · 24 Days on market

Built 1975 Poor condition ↓ 46% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +1.0/5.0

Listing remarks

Walking distance to the market district!

Key facts

• Built 1975
• Listed 23 days

What this means for you Summary

Snapshot

• This is a 30-bed/1.0-bath single-family listed at $75k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $342 ($4k/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: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#149 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Hazen School District (rural): math 25% / reading 29% proficiency, ranked #175 of 238 in AR (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 7 active listings in the ZIP; 1 units permitted in Prairie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (3.0% local appreciation)).
• Prairie County population projected at -32% 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1975 — 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. 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.
6. 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.
7. 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: 1.45% ✓
• Cap rate: 11.77%
• Cash-on-cash: 19.55%
• DSCR: 1.87
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 25.9%
• Equity multiple: 2.47×
• Total profit: $30,845
• Equity at exit: $33,723

10-year hold

• IRR: 26.6%
• Equity multiple: 4.78×
• Total profit: $79,296
• Equity at exit: $51,972

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 72064

• Active inventory: 7
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,089 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $342

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 64%

Sensitivity live

Price	-10% $394	-5% $368	+0% $342	+5% $316	+10% $290
Rent	-10% $256	-5% $299	+0% $342	+5% $385	+10% $428
Rate	-1.0pp $380	-0.5pp $361	base $342	+0.5pp $323	+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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $75,000 Active 24 DOM
2. 2026-06-18
   days on market $75,000 Active 23 DOM
3. 2026-06-17
   days on market $75,000 Active 22 DOM
4. 2026-06-16
   days on market $75,000 Active 21 DOM
5. 2026-06-15
   days on market $75,000 Active 20 DOM
6. 2026-06-14
   days on market $75,000 Active 18 DOM
7. 2026-06-12
   days on market $75,000 Active 17 DOM
8. 2026-06-09
   days on market $75,000 Active 14 DOM
9. 2026-06-08
   days on market $75,000 Active 13 DOM
10. 2026-06-07
    days on market $75,000 Active 12 DOM
11. 2026-06-07
    days on market $75,000 Active 11 DOM
12. 2026-06-04
    days on market $75,000 Active 8 DOM
13. 2026-06-02
    days on market $75,000 Active 7 DOM
14. 2026-06-01
    days on market $75,000 Active 6 DOM
15. 2026-05-31
    days on market $75,000 Active 5 DOM
16. 2026-05-31
    days on market $75,000 Active 4 DOM
17. 2026-05-26
    listed $75,000 Active
18. 2025-01-04
    historical
19. 2024-10-11
    price $130,000
20. 2024-09-09
    listed $140,000 New Listing

ⓘ 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: $13,071
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$2,182
• Taxable income: $3,096
• Est. tax owed @ 24.0%: −$743
• After-tax cash flow: $3,363/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 · 1 photo

Poor 20/100 Extensive rehab

This single-family home requires extensive renovations and repairs, including kitchen and bathroom renovations, roof and exterior siding replacement, flooring and interior wall/paint repair, window replacement, foundation/structure repair, HVAC/mechanical replacement, and landscaping and curb appeal improvement. Significant value can be added through these updates.

Repairs flagged

• Major Kitchen renovation — No photos, but based on typical single-family home needs.
• Major Bathroom renovation — No photos, but based on typical single-family home needs.
• Major Roof replacement — No photos, but based on typical single-family home needs.
• Major Exterior siding repair/replacement — No photos, but based on typical single-family home needs.
• Major Flooring replacement — No photos, but based on typical single-family home needs.
• Major Interior wall and paint repair — No photos, but based on typical single-family home needs.
• Major Window replacement — No photos, but based on typical single-family home needs.
• Major Foundation/structure repair — No photos, but based on typical single-family home needs.
• Major HVAC/mechanical replacement — No photos, but based on typical single-family home needs.
• Major Landscaping and curb appeal improvement — No photos, but based on typical single-family home needs.

Value-add opportunities

• Both Kitchen renovation — A modern kitchen can significantly increase both resale and rental value.
• Both Bathroom renovation — A modern bathroom can significantly increase both resale and rental value.
• Both Roof replacement — A new roof will improve the home's appearance and increase its value.
• Both Exterior siding repair/replacement — A fresh exterior will make the home more appealing and increase its value.
• Both Flooring replacement — New flooring will improve the home's appearance and increase its value.
• Both Interior wall and paint repair — Fresh walls and paint will make the home more appealing and increase its value.
• Both Window replacement — New windows will improve the home's energy efficiency and increase its value.
• Both Foundation/structure repair — A stable foundation will improve the home's value and reduce potential issues.
• Both HVAC/mechanical replacement — A new HVAC system will improve the home's comfort and increase its value.
• Both Landscaping and curb appeal improvement — A well-maintained exterior will make the home more appealing and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen renovation · No photos, but based on typical single-family home needs.	Major	$15,000–50,000
Bathroom renovation · No photos, but based on typical single-family home needs.	Major	$15,000–50,000
Roof replacement · No photos, but based on typical single-family home needs.	Major	$15,000–50,000
Exterior siding repair/replacement · No photos, but based on typical single-family home needs.	Major	$15,000–50,000
Flooring replacement · No photos, but based on typical single-family home needs.	Major	$15,000–50,000
Interior wall and paint repair · No photos, but based on typical single-family home needs.	Major	$15,000–50,000
Window replacement · No photos, but based on typical single-family home needs.	Major	$15,000–50,000
Foundation/structure repair · No photos, but based on typical single-family home needs.	Major	$15,000–50,000
HVAC/mechanical replacement · No photos, but based on typical single-family home needs.	Major	$15,000–50,000
Landscaping and curb appeal improvement · No photos, but based on typical single-family home needs.	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Both Kitchen renovation — A modern kitchen can significantly increase both resale and rental value. ↑
• Both Bathroom renovation — A modern bathroom can significantly increase both resale and rental value. ↑
• Both Roof replacement — A new roof will improve the home's appearance and increase its value. ↑
• Both Exterior siding repair/replacement — A fresh exterior will make the home more appealing and increase its value. ↑
• Both Flooring replacement — New flooring will improve the home's appearance and increase its value. ↑
• Both Interior wall and paint repair — Fresh walls and paint will make the home more appealing and increase its value. ↑
• Both Window replacement — New windows will improve the home's energy efficiency and increase its value. ↑
• Both Foundation/structure repair — A stable foundation will improve the home's value and reduce potential issues. ↑
• Both HVAC/mechanical replacement — A new HVAC system will improve the home's comfort and increase its value. ↑
• Both Landscaping and curb appeal improvement — A well-maintained exterior will make the home more appealing and increase its value. ↑

ⓘ 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: Hazen School District
• NCES district ID: 0507530
• Math proficiency: 25% ▼ -17.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $37,251
• Composite: 22.48/100
• National rank: #8100
• State rank: #175 of 238 in AR

Livability — Hazen

• Score: 65/100
• State rank: #149
• US rank: #12761

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hazen, AR
• Population (ZIP): 2,883

Population outlook (Prairie County) Hauer SSP2

• Today (2025): 7,361 people
• By 2030: 6,839 · -7.1%
• By 2040: 5,852 · -20.5%
• By 2050: 4,973 · -32.4%
• By 2075: 3,567 · -51.5%
• By 2100: 2,654 · -63.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 12% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Iranian 8% Slovak 2%
• Foreign-born: 0%

Political lean MEDSL · Prairie

• 2024 margin: Solid R (+65.7) · D 16.4% · R 82.1% · Other 1.5%
• 2008→2024 swing: -31.0pp toward R · 2008: -34.8pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+61.0 2016: R+49.7 2012: R+40.6 2008: R+34.8

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

-46.4% since first listed

4 events — show timeline

• 2026-05-26 Listed $75,000 FSBO.com
• 2025-01-04 Listing Removed — CARMLS
• 2024-10-11 Price Changed $130,000 CARMLS
• 2024-09-09 Listed $140,000 CARMLS