520 Little River 25 · Alleene, AR 71836

$62,000

2 bd · 1.0 ba · 1,581 sqft · SingleFamily public records · 4 Days on market

Built 1999 2.03 ac lot ↓ 18% 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 +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

THIS 2 BEDROOM 1 BATHROOM HOME HAS APPROXIMATELY 1,581 SQUARE FEET OF IMPROVED AREA AND SITS ON APPROXIMATELY 2.03 COUNTRY ACRES. HOME FEATUTES CENTRAL AIR, A LARGE COVERED FRONT PORCH, NICE EAT IN KITCHEN AND COULD EASILY HAVE A 2ND BATHROOM WITH SOME FIXTURES. HUD OWNED HOME. CASE # 031-349286. PROPERTY SOLD AS IS. PURCHASER SHOULD OBTAIN EXPERT ASSISTANCE TO EVALUATE PROPERTY CONDITION. NO REPAIRS CAN BE MADE BEFORE CLOSING. PLEASE SEE AGENT REMARKS.

Key facts

• Central air
• 2.03 country acres
• Nice eat in kitchen

Tags

• CENTRAL AIR
• LARGE COVERED FRONT PORCH
• NICE EAT IN KITCHEN
• 2.03 COUNTRY ACRES

Property features AI

Finance

• Other: Approximately 2.03-acre lot (rural subdivision); Will not subdivide; Located in the United States; use GPS or Google Maps for directions
• Financial info: Treat as clear loan type; No second mortgage; HUD-owned special listing condition
• HOA & community: No association

Exterior

• Parking: No designated parking; No carport or covered parking
• Utilities: Co-op electric; Septic
• Home design: Single family residence; One level; Residential property
• Construction: Wood construction; Pillar/post/pier foundation; Built in 1999
• Exterior features: Covered patio/porch

Interior

• Kitchen: Dishwasher
• Bedrooms: 2 bedrooms (Primary bedroom on level 1)
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Other
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Ashdown School District (town): math 29% / reading 24% proficiency, ranked #179 of 238 in AR (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 7 active listings in the ZIP; 4 units permitted in Little River County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($429 loan paydown + $2k appreciation (3.0% local appreciation)).
• Little River County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,000

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. 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.
3. 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.
4. 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: 14.17%
• Cash-on-cash: 28.14%
• DSCR: 2.25
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 34.1%
• Equity multiple: 2.92×
• Total profit: $33,405
• Equity at exit: $27,878

10-year hold

• IRR: 34.3%
• Equity multiple: 5.76×
• Total profit: $82,598
• Equity at exit: $42,963

Cash invested: $17,360 (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 71836

• Active inventory: 7
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,039 medium
• Mortgage (P&I): −$325
• Tax from tax record: −$63 /mo · $755/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $407

Break-even live

Break-even rent $524

Max offer price $62,000

Occupancy floor 56%

Sensitivity live

Price	-10% $442	-5% $425	+0% $407	+5% $390	+10% $372
Rent	-10% $325	-5% $366	+0% $407	+5% $448	+10% $489
Rate	-1.0pp $438	-0.5pp $423	base $407	+0.5pp $391	+1.0pp $375

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $62,000 Active 4 DOM
2. 2026-06-19
   days on market $62,000 Active 2 DOM
3. 2026-06-17
   remarks 457-char remark
4. 2026-06-17
   listed $62,000 Active 1 DOM

ⓘ 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: $755 · $63/mo
• Projected year-2 tax: $755 · $63/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 ≥112°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $12,471
• − Mortgage interest: −$3,473
• − Property taxes: −$755
• − Insurance: −$310
• − Repairs & maintenance: −$998
• − Management: −$998
• − Depreciation: −$1,804
• Taxable income: $4,134
• Est. tax owed @ 24.0%: −$992
• After-tax cash flow: $3,893/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: Ashdown School District
• NCES district ID: 0502580
• Math proficiency: 29% ▼ -14.00%
• Reading proficiency: 24% ▼ -15.00%
• Median HH income: $38,005
• Composite: 22.18/100
• National rank: #8161
• State rank: #179 of 238 in AR

Livability — Alleene

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 3,327

Population outlook (Little River County) Hauer SSP2

• Today (2025): 11,251 people
• By 2030: 10,529 · -6.4%
• By 2040: 9,211 · -18.1%
• By 2050: 7,999 · -28.9%
• By 2075: 5,779 · -48.6%
• By 2100: 4,395 · -60.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 19% Hispanic / Latino 7% Two or more races 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: French 3% Slovak 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Little River

• 2024 margin: Solid R (+54.3) · D 22.1% · R 76.4% · Other 1.4%
• 2008→2024 swing: -25.3pp toward R · 2008: -29.0pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+48.1 2016: R+42.5 2012: R+36.3 2008: R+29.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-18.4% since first listed

2 events — show timeline

• 2026-06-17 Listed $62,000 NTREIS
• 2007-11-16 Sold (Public Records) $76,000 Public Records

Property tax history

+16.1%/yr

Latest (2025): $755 · +365.1% YoY. Source: county tax records.