363 Lee Ave · Piggott, AR 72454

$99,000

3 bd · 1.0 ba · 1,088 sqft · SingleFamily public records · 108 Days on market

10,454 sqft lot $91/sqft · 16% below area Est $109k · 9% 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 +17.8/30.0
• ARV discount +11.5/15.0
• Appreciation +10.0/10.0
• DSCR +5.6/10.0
• 1% rule +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Take a look at this cozy brick home in a great location, just walking distance to the park! This home offers a low-maintenance metal roof, spacious yard and carport for covered parking. A cute home that needs a little TLC to make it your own.

Key facts

• Spacious yard
• Carport
• Brick home

Tags

• BRICK HOME
• LOW-MAINTENANCE METAL ROOF
• SPACIOUS YARD
• CARPORT
• DETACHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $82 ($986/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $91k (8.3% below list).
• Recommended offer: $90k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 4.3% in Piggott — 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 70/100 on livability (#50 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Piggott School District (town): math 32% / reading 28% proficiency, ranked #157 of 238 in AR (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Piggott Elementary School (math 42% / reading 30%, grade F, #248 of 454 statewide, top 55%, 488 students, 65% FRL); Piggott High School (math 22% / reading 26%, grade F, #206 of 292 statewide, top 71%, 361 students, 49% FRL).
• Market conditions: 71 active listings in the ZIP; 4 units permitted in Clay County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($684 loan paydown + $10k appreciation (10.0% local appreciation)).
• Clay County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $21k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $90,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.92% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.56%
• DSCR: 1.16
• GRM: 9.1

CMA / ARV

• ARV (median comp): $108,727
• List price: $99,000
• Delta: -8.95%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
435 Ann Ave	0.08mi	3/2.5	1,101 (+1%)	10mo	$168,000	$153	80
470 Lee Ave	0.07mi	3/1.0	1,136 (+4%)	19mo	$110,000	$97	74
530 Lee Ave	0.10mi	3/1.0	1,208 (+11%)	12mo	$127,500	$106	67
165 S 12th St	0.46mi	3/1.0	1,092 (+0%)	16mo	$112,000	$103	65
344 S 10th Ave	0.62mi	3/1.0	1,136 (+4%)	2mo	$119,000	$105	62
215 Mayo	0.24mi	3/2.0	1,168 (+7%)	17mo	$32,500	$28	58
2447 Heritage Park Rd	0.35mi	2/1.0 (-1)	1,028 (-6%)	19mo	$89,000	$87	54
378 Lamb Dr	0.72mi	3/1.0	1,131 (+4%)	8mo	$135,000	$119	53
1344 Wallain Dr	0.56mi	3/1.0	1,232 (+13%)	1mo	$75,000	$61	51
763 W Court St	0.73mi	2/1.0 (-1)	956 (-12%)	7mo	$24,000	$25	35
787 W Main St	0.70mi	2/2.0 (-1)	1,236 (+14%)	6mo	$95,000	$77	31

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.8%
• Equity multiple: 3.13×
• Total profit: $59,134
• Equity at exit: $89,187

10-year hold

• IRR: 23.5%
• Equity multiple: 7.13×
• Total profit: $169,992
• Equity at exit: $192,335

Cash invested: $27,720 (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 72454

• Home prices YoY: 3.4%
• Active inventory: 71
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $908 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$75 /mo · $899/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $82

Break-even live

Break-even rent $804

Max offer price $99,000

Occupancy floor 86%

Sensitivity live

Price	-10% $138	-5% $110	+0% $82	+5% $54	+10% $26
Rent	-10% $10	-5% $46	+0% $82	+5% $118	+10% $154
Rate	-1.0pp $132	-0.5pp $107	base $82	+0.5pp $56	+1.0pp $30

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-22
   days on market $99,000 Active 108 DOM
2. 2026-06-21
   days on market $99,000 Active 107 DOM
3. 2026-06-19
   days on market $99,000 Active 105 DOM
4. 2026-06-18
   days on market $99,000 Active 104 DOM
5. 2026-06-17
   days on market $99,000 Active 103 DOM
6. 2026-06-16
   days on market $99,000 Active 102 DOM
7. 2026-06-15
   days on market $99,000 Active 101 DOM
8. 2026-06-14
   days on market $99,000 Active 99 DOM
9. 2026-06-12
   days on market $99,000 Active 98 DOM
10. 2026-06-09
    days on market $99,000 Active 95 DOM
11. 2026-06-08
    days on market $99,000 Active 94 DOM
12. 2026-06-07
    days on market $99,000 Active 93 DOM
13. 2026-06-05
    days on market $99,000 Active 91 DOM
14. 2026-06-04
    days on market $99,000 Active 89 DOM
15. 2026-06-02
    days on market $99,000 Active 88 DOM
16. 2026-06-01
    days on market $99,000 Active 87 DOM
17. 2026-05-31
    days on market $99,000 Active 86 DOM
18. 2026-05-31
    days on market $99,000 Active 85 DOM
19. 2026-04-27
    price $99,000 243-char remark

    Show marketing remark (243 chars)

    Take a look at this cozy brick home in a great location, just walking distance to the park! This home offers a low-maintenance metal roof, spacious yard and carport for covered parking. A cute home that needs a little TLC to make it your own.

20. 2026-03-06
    listed $120,000 New Listing 243-char remark

    Show marketing remark (243 chars)

    Take a look at this cozy brick home in a great location, just walking distance to the park! This home offers a low-maintenance metal roof, spacious yard and carport for covered parking. A cute home that needs a little TLC to make it your own.

21. 2026-02-13
    soldstatus $100,000 Sold 283-char remark

    Show marketing remark (283 chars)

    Take a look at this adorable brick home in a great location, just walking distance to the park! This home offers a low-maintenance metal roof, spacious yard and carport for covered parking. A cute home that's also affordable, you'll want to set up a time to come see this one today!

22. 2025-11-17
    status Pending (FC, SS, REO) 283-char remark

    Show marketing remark (283 chars)

    Take a look at this adorable brick home in a great location, just walking distance to the park! This home offers a low-maintenance metal roof, spacious yard and carport for covered parking. A cute home that's also affordable, you'll want to set up a time to come see this one today!

23. 2025-11-04
    price $129,900 283-char remark

    Show marketing remark (283 chars)

    Take a look at this adorable brick home in a great location, just walking distance to the park! This home offers a low-maintenance metal roof, spacious yard and carport for covered parking. A cute home that's also affordable, you'll want to set up a time to come see this one today!

24. 2025-07-05
    listed $140,000 New Listing 283-char remark

    Show marketing remark (283 chars)

    Take a look at this adorable brick home in a great location, just walking distance to the park! This home offers a low-maintenance metal roof, spacious yard and carport for covered parking. A cute home that's also affordable, you'll want to set up a time to come see this one today!

25. 2024-11-05
    soldstatus $208,000
26. 2014-06-24
    soldstatus $22,000
27. 1992-02-24
    soldstatus $30,500

ⓘ 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: $899 · $75/mo
• Projected year-2 tax: $899 · $75/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,899
• − Mortgage interest: −$5,546
• − Property taxes: −$899
• − Insurance: −$495
• − Repairs & maintenance: −$872
• − Management: −$872
• − Depreciation: −$2,880
• Taxable loss: −$665
• Est. tax savings @ 24.0%: +$160
• After-tax cash flow: $1,145/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: Piggott School District
• NCES district ID: 0511370
• Math proficiency: 32% ▼ -15.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $33,336
• Composite: 24.63/100
• National rank: #7628
• State rank: #157 of 238 in AR

Livability — Piggott

• Score: 70/100
• State rank: #50
• US rank: #7358

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Piggott, AR
• Population (ZIP): 4,699

Population outlook (Clay County) Hauer SSP2

• Today (2025): 13,564 people
• By 2030: 12,834 · -5.4%
• By 2040: 11,498 · -15.2%
• By 2050: 10,325 · -23.9%
• By 2075: 8,228 · -39.3%
• By 2100: 6,675 · -50.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Serbian 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Clay

• 2024 margin: Solid R (+61.6) · D 18.3% · R 79.9% · Other 1.9%
• 2008→2024 swing: -47.3pp toward R · 2008: -14.3pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+60.3 2016: R+29.8 2012: R+29.1 2008: R+14.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.57%
• Current HPI: 355.7877
• 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

+224.6% since first listed

9 events — show timeline

• 2026-04-27 Price Changed $99,000 CARMLS
• 2026-03-06 Listed $120,000 CARMLS
• 2026-02-13 Sold (MLS) $100,000 CARMLS
• 2025-11-17 Pending — CARMLS
• 2025-11-04 Price Changed $129,900 CARMLS
• 2025-07-05 Listed $140,000 CARMLS
• 2024-11-05 Sold (Public Records) $208,000 Public Records
• 2014-06-24 Sold (Public Records) $22,000 Public Records
• 1992-02-24 Sold (Public Records) $30,500 Public Records

Property tax history

+4.7%/yr

Latest (2025): $899 · +62.8% YoY. Source: county tax records.