44 Cr 146 · Corning, AR 72422

$69,900

4 bd · 1.0 ba · 1,664 sqft · SingleFamily public records · 29 Days on market

Built 1979 0.48 ac lot ↓ 3% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

On a nice level lot, this 4 bedroom, 2 bath home with approximately 1664 sq ft has been mostly updated. Located within close proximity to school and local amenities, this home is located on a nice sized lot and is priced to sell!

Key facts

• Metal shop
• Quiet neighborhood
• Corner lot

Tags

• CORNER LOT
• METAL SHOP
• QUIET NEIGHBORHOOD

Property features AI

Finance

• Financial info: Financing available: Conventional loan or cash

Exterior

• Parking: Parking pads
• Utilities: Public water; Public sewer
• Home design: Single-family property; Subdivision: MELANIE HEIGHTS
• Construction: Metal/vinyl siding; 3-tab shingle roof; Crawl space foundation; Built on approximately 0.48 acre lot
• Exterior features: Outside storage area; Level lot

Interior

• Flooring: Carpet; Tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric cooling
• Interior features: Carpet, tile and laminate flooring

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $533 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.4% vs local median 7.0% in Corning — 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 71/100 on livability (#38 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, amenities F, commute F.
• Corning School District (town): math 33% / reading 38% proficiency, ranked #123 of 238 in AR (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 44 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 $2k of equity ($483 loan paydown + $1k appreciation (1.8% 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 (1.8% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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.
• Current owner paid $30k; list at $70k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,851 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — 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 D-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: 1.76% ✓
• Cap rate: 15.44%
• Cash-on-cash: 32.65%
• DSCR: 2.45
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.4%
• Equity multiple: 2.95×
• Total profit: $38,094
• Equity at exit: $26,923

10-year hold

• IRR: 37.7%
• Equity multiple: 5.78×
• Total profit: $93,608
• Equity at exit: $38,278

Cash invested: $19,572 (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 72422

• Home prices YoY: 1.0%
• Active inventory: 44
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,230 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$44 /mo · $526/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $533

Break-even live

Break-even rent $556

Max offer price $69,900

Occupancy floor 52%

Sensitivity live

Price	-10% $572	-5% $552	+0% $533	+5% $513	+10% $493
Rent	-10% $435	-5% $484	+0% $533	+5% $581	+10% $630
Rate	-1.0pp $568	-0.5pp $550	base $533	+0.5pp $514	+1.0pp $496

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $69,900 Active 29 DOM
2. 2026-06-18
   days on market $69,900 Active 28 DOM
3. 2026-06-17
   days on market $69,900 Active 27 DOM
4. 2026-06-16
   days on market $69,900 Active 26 DOM
5. 2026-06-15
   days on market $69,900 Active 25 DOM
6. 2026-06-14
   days on market $69,900 Active 23 DOM
7. 2026-06-12
   days on market $69,900 Active 22 DOM
8. 2026-06-09
   days on market $69,900 Active 19 DOM
9. 2026-06-08
   days on market $69,900 Active 18 DOM
10. 2026-06-07
    days on market $69,900 Active 17 DOM
11. 2026-06-03
    days on market $69,900 Active 13 DOM
12. 2026-06-02
    days on market $69,900 Active 12 DOM
13. 2026-06-01
    days on market $69,900 Active 11 DOM
14. 2026-05-31
    days on market $69,900 Active 10 DOM
15. 2026-05-30
    days on market $69,900 Active 9 DOM
16. 2026-05-21
    listed $69,900 New Listing
17. 2017-10-03
    soldstatus $30,000 229-char remark

    Show marketing remark (229 chars)

    On a nice level lot, this 4 bedroom, 2 bath home with approximately 1664 sq ft has been mostly updated. Located within close proximity to school and local amenities, this home is located on a nice sized lot and is priced to sell!

18. 2017-10-03
    soldstatus $30,000

    Show marketing remark (229 chars)

    On a nice level lot, this 4 bedroom, 2 bath home with approximately 1664 sq ft has been mostly updated. Located within close proximity to school and local amenities, this home is located on a nice sized lot and is priced to sell!

19. 2017-04-06
    listed $36,400 229-char remark

    Show marketing remark (229 chars)

    On a nice level lot, this 4 bedroom, 2 bath home with approximately 1664 sq ft has been mostly updated. Located within close proximity to school and local amenities, this home is located on a nice sized lot and is priced to sell!

20. 2008-06-02
    soldstatus $72,000

ⓘ 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: $526 · $44/mo
• Projected year-2 tax: $526 · $44/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $14,765
• − Mortgage interest: −$3,915
• − Property taxes: −$526
• − Insurance: −$350
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$2,033
• Taxable income: $5,579
• Est. tax owed @ 24.0%: −$1,339
• After-tax cash flow: $5,052/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: Corning School District
• NCES district ID: 0500009
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $28,919
• Composite: 28.73/100
• National rank: #6679
• State rank: #123 of 238 in AR

Livability — Corning

• Score: 71/100
• State rank: #38
• US rank: #6594

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,302

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 (93%)
• Race & ethnicity: White 93% Two or more races 6%
• Common ancestry: Lithuanian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▲ 1.83%
• Current HPI: 191.7305
• 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

-2.9% since first listed

5 events — show timeline

• 2026-05-21 Listed $69,900 CARMLS
• 2017-10-03 Sold (Public Records) $30,000 Public Records
• 2017-10-03 Sold (MLS) $30,000 CARMLS
• 2017-04-06 Listed $36,400 CARMLS
• 2008-06-02 Sold (Public Records) $72,000 Public Records

Property tax history

+36.1%/yr

Latest (2025): $526 · +8.3% YoY. Source: county tax records.