605 Oak St · Prescott, AR 71857

$45,000

3 bd · 1.0 ba · 984 sqft · SingleFamily public records · 20 Days on market

Built 1963

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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 +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

Investment Property- Will be sold AS-IS. Tenant in property

Key facts

• Built 1963
• Listed 20 days

Property features AI

Exterior

• Home design: Built in 1963; Single-story entry
• Construction: Originally constructed in 1963
• Exterior features: Lot approximately 0.32 acres

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($894 rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#130 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools F, amenities F, commute F.
• Prescott School District (town): math 16% / reading 19% proficiency, ranked #218 of 238 in AR (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 20 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-2.7%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Nevada County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.7% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $45k implies a 50% gain — meaningful room to come down on a strong offer.

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 $44,325 (1.5% below list)

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.99% ✓
• Cap rate: 17.68%
• Cash-on-cash: 40.66%
• DSCR: 2.81
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.6%
• Equity multiple: 2.62×
• Total profit: $20,439
• Equity at exit: $7,289

10-year hold

• IRR: 43.8%
• Equity multiple: 5.23×
• Total profit: $53,257
• Equity at exit: $4,894

Cash invested: $12,600 (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 71857

• Home prices YoY: -1.5%
• Active inventory: 20
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $894 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$24 /mo · $293/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $427

Break-even live

Break-even rent $353

Max offer price $45,000

Occupancy floor 47%

Sensitivity live

Price	-10% $452	-5% $440	+0% $427	+5% $414	+10% $401
Rent	-10% $356	-5% $392	+0% $427	+5% $462	+10% $498
Rate	-1.0pp $450	-0.5pp $438	base $427	+0.5pp $415	+1.0pp $403

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $45,000 Active 20 DOM
2. 2026-06-19
   days on market $45,000 Active 18 DOM
3. 2026-06-18
   days on market $45,000 Active 17 DOM
4. 2026-06-17
   days on market $45,000 Active 16 DOM
5. 2026-06-17
   price $45,000 Active 15 DOM
6. 2026-06-16
   days on market $55,000 Active 15 DOM
7. 2026-06-15
   days on market $55,000 Active 14 DOM
8. 2026-06-14
   days on market $55,000 Active 12 DOM
9. 2026-06-12
   days on market $55,000 Active 11 DOM
10. 2026-06-09
    days on market $55,000 Active 8 DOM
11. 2026-06-08
    days on market $55,000 Active 7 DOM
12. 2026-06-07
    days on market $55,000 Active 6 DOM
13. 2026-06-07
    days on market $55,000 Active 5 DOM
14. 2026-06-04
    days on market $55,000 Active 2 DOM
15. 2026-06-01
    pricedays on marketlisting id $55,000 Active 1 DOM
16. 2026-06-01
    days on market $50,000 Active 5 DOM
17. 2026-05-31
    days on market $50,000 Active 4 DOM
18. 2026-05-31
    days on market $50,000 Active 3 DOM
19. 2026-05-27
    listed $50,000 Active
20. 2023-01-11
    soldstatus $30,000

ⓘ 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: $293 · $24/mo
• Projected year-2 tax: $293 · $24/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $10,726
• − Mortgage interest: −$2,521
• − Property taxes: −$293
• − Insurance: −$225
• − Repairs & maintenance: −$858
• − Management: −$858
• − Depreciation: −$1,309
• Taxable income: $4,662
• Est. tax owed @ 24.0%: −$1,119
• After-tax cash flow: $4,005/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: Prescott School District
• NCES district ID: 0511820
• Math proficiency: 16% ▼ -15.00%
• Reading proficiency: 19% ▼ -11.00%
• Median HH income: $34,757
• Composite: 14.38/100
• National rank: #9435
• State rank: #218 of 238 in AR

Livability — Prescott

• Score: 66/100
• State rank: #130
• US rank: #12044

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prescott, AR
• Population (ZIP): 5,569

Population outlook (Nevada County) Hauer SSP2

• Today (2025): 7,890 people
• By 2030: 7,473 · -5.3%
• By 2040: 6,681 · -15.3%
• By 2050: 6,034 · -23.5%
• By 2075: 5,068 · -35.8%
• By 2100: 4,689 · -40.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 27% Hispanic / Latino 10% Two or more races 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Hungarian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Nevada

• 2024 margin: Solid R (+39.7) · D 29.2% · R 68.9% · Other 1.9%
• 2008→2024 swing: -23.5pp toward R · 2008: -16.2pp · 2024: -39.7pp
• All cycles: 2024: R+39.7 2020: R+31.5 2016: R+26.1 2012: R+20.1 2008: R+16.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.71%
• Current HPI: 175.9236
• 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

+66.7% since first listed

2 events — show timeline

• 2026-05-27 Listed $50,000 FSBO.com
• 2023-01-11 Sold (Public Records) $30,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $293 · +0.0% YoY. Source: county tax records.