2736 Sfc 361 · Colt, AR 72326

$65,000

3 bd · 1.5 ba · 1,440 sqft · SingleFamily public records · 7 Days on market

Built 1999 1.00 ac lot

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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
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks

Opportunity awaits with this 3-bedroom, 2-bathroom home located in a rural area near Colt, Arkansas. Situated on a spacious lot, this property offers plenty of outdoor space along with the convenience of a 2-car garage. The home is in need of repairs and updates, making it an excellent opportunity for buyers looking to renovate and customize a property to their preferences. Whether you’re seeking an investment opportunity, a renovation project, or a property that may qualify for certain rehabilitation financing programs, this home offers potential and flexibility. Inside, you’ll find three bedrooms and two bathrooms with a layout ready for improvement and personal touches. Outsi

Key facts

• Generous yard
• Spacious lot
• Outdoor space

Tags

• SPACIOUS LOT
• OUTDOOR SPACE
• GENEROUS YARD
• DETACHED

Property features AI

Exterior

• Parking: Garage
• Utilities: Septic system
• Home design: Single-family property; Approximately 1,440 living area; Approximately 1.0 acre lot
• Construction: Crawl space foundation; 3-tab shingle roof
• Exterior features: Metal/vinyl siding; Gravel road access; Sloped and level lot

Interior

• Kitchen: Free-standing stove
• Bedrooms: Den/Family Room
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window air conditioning units
• Interior features: Vinyl floors; Wood-burning fireplace (site-built)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).

Location & tenants

• Location reads 53/100 on livability (#431 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, health & safety A; Watch: housing D+, schools F, amenities F.
• Forrest City School District (town): math 12% / reading 11% proficiency, ranked #230 of 238 in AR (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 93% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 9 active listings in the ZIP; 3 units permitted in St. Francis County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($449 loan paydown + $3k appreciation (5.2% local appreciation)).
• St. Francis County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $50k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $65,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.68% ✓
• Cap rate: 13.95%
• Cash-on-cash: 27.36%
• DSCR: 2.22
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.2%
• Equity multiple: 3.32×
• Total profit: $42,276
• Equity at exit: $37,739

10-year hold

• IRR: 35.2%
• Equity multiple: 6.75×
• Total profit: $104,610
• Equity at exit: $65,893

Cash invested: $18,200 (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 72326

• Home prices YoY: 3.1%
• Active inventory: 9
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,094 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $415

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 57%

Sensitivity live

Price	-10% $460	-5% $437	+0% $415	+5% $392	+10% $370
Rent	-10% $329	-5% $372	+0% $415	+5% $458	+10% $501
Rate	-1.0pp $448	-0.5pp $431	base $415	+0.5pp $398	+1.0pp $381

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   statusdays on market $65,000 Active 7 DOM
2. 2026-06-18
   days on market $65,000 New Listing 6 DOM
3. 2026-06-17
   days on market $65,000 New Listing 5 DOM
4. 2026-06-16
   days on market $65,000 New Listing 4 DOM
5. 2026-06-15
   days on market $65,000 New Listing 3 DOM
6. 2026-06-13
   remarks 687-char remark
7. 2026-06-13
   listed $65,000 New Listing 1 DOM

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $13,126
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$1,891
• Taxable income: $4,194
• Est. tax owed @ 24.0%: −$1,007
• After-tax cash flow: $3,973/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: Forrest City School District
• NCES district ID: 0506270
• Math proficiency: 12% ▼ -8.00%
• Reading proficiency: 11% ▼ -7.00%
• Median HH income: $31,153
• Composite: 9.07/100
• National rank: #9871
• State rank: #230 of 238 in AR

Livability — Colt

• Score: 53/100
• State rank: #431
• US rank: #24290

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,030

Population outlook (St. Francis County) Hauer SSP2

• Today (2025): 24,387 people
• By 2030: 23,269 · -4.6%
• By 2040: 21,122 · -13.4%
• By 2050: 19,281 · -20.9%
• By 2075: 15,222 · -37.6%
• By 2100: 11,449 · -53.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 28% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · St. Francis

• 2024 margin: Toss-up / Even · D 49.4% · R 48.6% · Other 2.0%
• 2008→2024 swing: -15.8pp toward R · 2008: 16.5pp · 2024: 0.7pp
• All cycles: 2024: D+0.7 2020: D+5.1 2016: D+11.3 2012: D+17.0 2008: D+16.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.23%
• Current HPI: 172.8048
• 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

+10.2% since first listed

3 events — show timeline

• 2026-06-12 Listed $65,000 CARMLS
• 2020-03-05 Sold (Public Records) $50,000 Public Records
• 2005-11-23 Sold (Public Records) $59,000 Public Records

Property tax history

-9.1%/yr

Latest (2025): $67 · -63.6% YoY. Source: county tax records.