533 Crestwood · Camden, AR 71701

$85,000

3 bd · 1.5 ba · 1,978 sqft · SingleFamily public records · 66 Days on market

Built 1949 0.26 ac lot $43/sqft · 29% below area Est $90k · 6% under

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Why this score? — see what drove the C 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 +25.5/30.0
• ARV discount +10.1/15.0
• DSCR +8.5/10.0
• 1% rule +6.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced to sell! 533 Crestwood is on a corner lot. It's a 3 bedroom & 2 bathroom home with an extra bonus area in the basement that is heated & cooled. This offers space that can be used for a second living area, home office, gym, or extra storage. Some updates & improvements include new windows (installed 2015), HVAC unit (2019), appliances (2020), and new subfloors & LVP flooring in the kitchen & bathrooms (2025). This home is being sold AS-IS. Square footage, lot size, and acreage is taken from courthouse records.

Key facts

• Heated and cooled
• New subfloors
• Hvac unit

Tags

• CORNER LOT
• BONUS AREA
• HEATED AND COOLED
• NEW WINDOWS
• HVAC UNIT
• NEW SUBFLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($995 rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 5.2% in Camden — 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 57/100 on livability (#364 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Camden Fairview School District (town): math 9% / reading 15% proficiency, ranked #229 of 238 in AR (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 133 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 18 units permitted in Ouachita County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Ouachita County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; list at $85k implies a 204% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F 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?
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: 1.17% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.02%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (median comp): $90,219
• List price: $85,000
• Delta: -5.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
418 Bruce Ave	0.45mi	3/2.0	1,986 (+0%)	4mo	$180,000	$91	73
569 Elaine	0.57mi	3/2.0	1,986 (+0%)	4mo	$219,000	$110	67
734 W Washington St	0.52mi	3/2.5	1,887 (-5%)	2mo	$179,900	$95	62
750 Sharp Ave	0.63mi	3/2.0	1,965 (-1%)	7mo	$212,000	$108	61
230 Berg Ave	0.75mi	3/2.0	2,000 (+1%)	3mo	$245,000	$123	59
681 Sharp Ave	0.52mi	3/2.0	2,141 (+8%)	4mo	$155,000	$72	56
539 Elaine Ave	0.57mi	3/2.0	2,018 (+2%)	16mo	$155,000	$77	55
563 Elaine	0.57mi	3/2.0	1,790 (-10%)	7mo	$223,500	$125	50
947 Austin St	0.28mi	4/3.0 (+1)	2,143 (+8%)	16mo	$96,000	$45	49
1130 Woodside Dr	0.59mi	4/2.5 (+1)	2,118 (+7%)	4mo	$247,000	$117	48
529 Elaine Ave	0.57mi	3/2.0	1,758 (-11%)	13mo	$164,000	$93	42
324 Elaine Ave	0.65mi	3/3.0	2,250 (+14%)	5mo	$100,000	$44	36

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

Projected returns pro-forma

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

5-year hold

• IRR: -1.2%
• Equity multiple: 0.95×
• Total profit: $-1,108
• Equity at exit: $12,674

10-year hold

• IRR: 8.5%
• Equity multiple: 1.65×
• Total profit: $15,387
• Equity at exit: $7,349

Cash invested: $23,800 (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 71701

• Home prices YoY: -20.5%
• Active inventory: 133
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $995 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $199

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 75%

Sensitivity live

Price	-10% $257	-5% $228	+0% $199	+5% $169	+10% $140
Rent	-10% $120	-5% $159	+0% $199	+5% $238	+10% $277
Rate	-1.0pp $241	-0.5pp $220	base $199	+0.5pp $177	+1.0pp $154

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
460 Rogers St Camden, AR	3.0	2.0	1760	$995	$0.57	44d	1	0.80mi

Listing history 19 events

1. 2026-06-21
   days on market $85,000 Active 66 DOM
2. 2026-06-19
   days on market $85,000 Active 64 DOM
3. 2026-06-18
   days on market $85,000 Active 63 DOM
4. 2026-06-17
   days on market $85,000 Active 62 DOM
5. 2026-06-16
   days on market $85,000 Active 61 DOM
6. 2026-06-15
   days on market $85,000 Active 60 DOM
7. 2026-06-14
   days on market $85,000 Active 58 DOM
8. 2026-06-12
   days on market $85,000 Active 57 DOM
9. 2026-06-09
   days on market $85,000 Active 54 DOM
10. 2026-06-08
    statusdays on market $85,000 Active 53 DOM
11. 2026-06-07
    days on market $85,000 Price Change 52 DOM
12. 2026-06-05
    days on market $85,000 Price Change 50 DOM
13. 2026-06-04
    days on market $85,000 Price Change 48 DOM
14. 2026-06-02
    pricestatusdays on market $85,000 Price Change 47 DOM
15. 2026-06-01
    days on market $90,000 Active 46 DOM
16. 2026-05-31
    days on market $90,000 Active 45 DOM
17. 2026-05-31
    days on market $90,000 Active 44 DOM
18. 2026-04-16
    listed $90,000 New Listing 552-char remark

    Show marketing remark (552 chars)

    Priced to sell! 533 Crestwood is on a corner lot. It's a 3 bedroom & 2 bathroom home with an extra bonus area in the basement that is heated & cooled. This offers space that can be used for a second living area, home office, gym, or extra storage. Some updates & improvements include new windows (installed 2015), HVAC unit (2019), appliances (2020), and new subfloors & LVP flooring in the kitchen & bathrooms (2025). This home is being sold AS-IS. Square footage, lot size, and acreage is taken from courthouse records.

19. 2015-03-25
    soldstatus $28,000

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $11,940
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$955
• − Management: −$955
• − Depreciation: −$2,473
• Taxable income: $1,096
• Est. tax owed @ 24.0%: −$263
• After-tax cash flow: $2,121/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: Camden Fairview School District
• NCES district ID: 0506060
• Math proficiency: 9% ▼ -16.00%
• Reading proficiency: 15% ▼ -12.00%
• Median HH income: $30,854
• Composite: 9.43/100
• National rank: #9853
• State rank: #229 of 238 in AR

Livability — Camden

• Score: 57/100
• State rank: #364
• US rank: #22245

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Camden, AR
• City population: 17,883
• Population (ZIP): 17,883

Population outlook (Ouachita County) Hauer SSP2

• Today (2025): 21,485 people
• By 2030: 19,947 · -7.2%
• By 2040: 16,990 · -20.9%
• By 2050: 14,431 · -32.8%
• By 2075: 10,003 · -53.4%
• By 2100: 7,418 · -65.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 53% Black 39% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Ouachita

• 2024 margin: R (+19.1) · D 39.5% · R 58.6% · Other 1.8%
• 2008→2024 swing: -8.2pp toward R · 2008: -10.9pp · 2024: -19.1pp
• All cycles: 2024: R+19.1 2020: R+13.5 2016: R+10.4 2012: R+8.6 2008: R+10.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.10%
• Current HPI: 171.0106
• 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

+221.4% since first listed

2 events — show timeline

• 2026-04-16 Listed $90,000 CARMLS
• 2015-03-25 Sold (Public Records) $28,000 Public Records

Property tax history

-22.0%/yr

Latest (2025): $8 · +0.0% YoY. Source: county tax records.