209 S 2nd St · Marmaduke, AR 72443

$129,000

3 bd · 2.0 ba · 1,570 sqft · SingleFamily public records · 54 Days on market

Built 2005 6,969 sqft lot $82/sqft · 7% below area Est $139k · 7% 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 +13.6/30.0
• ARV discount +10.8/15.0
• Appreciation +7.5/10.0
• DSCR +4.1/10.0
• Livability +3.8/5.0
• 1% rule +2.8/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investment property in Marmaduke. Needs some TLC could make a great rental or future home sits on a corner lot. Being sold as is no repairs.

Key facts

• 6,969 sq ft lot
• Built 2005
• Listed 53 days

Property features AI

Finance

• Financial info: Cash financing possible

Exterior

• Parking: Parking pads
• Utilities: Public sewer; Public water
• Home design: Metal/vinyl siding; Architectural shingle roof; Inside city limits
• Construction: Crawl space foundation
• Exterior features: Level, corner lot; Paved road access

Interior

• Kitchen: Refrigerator stays
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Carpet and vinyl flooring; Porch

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $7 ($87/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 $100k (22.5% below list).
• Recommended offer: $100k (22.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#13 in AR, #3,617 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, schools F, commute F.
• Marmaduke School District (rural): math 32% / reading 34% proficiency, ranked #131 of 238 in AR (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 265 units permitted in Greene County in 2024 (135 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($892 loan paydown + $6k appreciation (4.9% local appreciation)).
• Greene County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.9% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 4y 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 $18k; list at $129k implies a 617% gain — meaningful room to come down on a strong offer.

Recommended offer $100,000 (22.5% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.78% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.24%
• DSCR: 1.01
• GRM: 10.8

CMA / ARV

• ARV (median comp): $139,083
• List price: $129,000
• Delta: -7.25%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 N Park St	0.27mi	3/2.0	1,582 (+1%)	2mo	$200,000	$126	84
707 N 4th St	0.39mi	3/2.0	1,535 (-2%)	5mo	$170,000	$111	74
505 N 5th St	0.31mi	3/2.0	1,590 (+1%)	19mo	$149,900	$94	68
402 W Williford St	0.31mi	3/2.0	1,463 (-7%)	14mo	$190,575	$130	62
161 Joy	0.71mi	3/2.0	1,457 (-7%)	23mo	$210,000	$144	35

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

Projected returns pro-forma

4.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.9%
• Equity multiple: 1.82×
• Total profit: $29,677
• Equity at exit: $72,606

10-year hold

• IRR: 13.8%
• Equity multiple: 3.48×
• Total profit: $89,462
• Equity at exit: $124,900

Cash invested: $36,120 (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 72443

• Home prices YoY: 2.0%
• Active inventory: 9
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$52 /mo · $630/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $7

Break-even live

Break-even rent $991

Max offer price $129,000

Occupancy floor 94%

Sensitivity live

Price	-10% $80	-5% $44	+0% $7	+5% $-29	+10% $-66
Rent	-10% $-72	-5% $-32	+0% $7	+5% $47	+10% $86
Rate	-1.0pp $72	-0.5pp $40	base $7	+0.5pp $-26	+1.0pp $-60

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 W England Ave Marmaduke, AR	2.0	1.5	1063	$1,000	$0.94	44d	1	0.25mi

Listing history 34 events

1. 2026-06-19
   days on market $129,000 Active 54 DOM
2. 2026-06-18
   days on market $129,000 Active 53 DOM
3. 2026-06-17
   days on market $129,000 Active 52 DOM
4. 2026-06-16
   days on market $129,000 Active 51 DOM
5. 2026-06-15
   days on market $129,000 Active 50 DOM
6. 2026-06-14
   days on market $129,000 Active 48 DOM
7. 2026-06-12
   days on market $129,000 Active 47 DOM
8. 2026-06-09
   days on market $129,000 Active 44 DOM
9. 2026-06-08
   days on market $129,000 Active 43 DOM
10. 2026-06-07
    days on market $129,000 Active 42 DOM
11. 2026-06-05
    days on market $129,000 Active 39 DOM
12. 2026-06-03
    days on market $129,000 Active 38 DOM
13. 2026-06-02
    days on market $129,000 Active 37 DOM
14. 2026-06-01
    days on market $129,000 Active 36 DOM
15. 2026-05-31
    days on market $129,000 Active 35 DOM
16. 2026-05-30
    days on market $129,000 Active 34 DOM
17. 2026-04-24
    listed $129,000 New Listing 139-char remark

    Show marketing remark (140 chars)

    Investment property in Marmaduke. Needs some TLC could make a great rental or future home sits on a corner lot. Being sold as is no repairs.

18. 2026-04-24
    listed $129,000 Active 140-char remark

    Show marketing remark (140 chars)

    Investment property in Marmaduke. Needs some TLC could make a great rental or future home sits on a corner lot. Being sold as is no repairs.

19. 2025-09-12
    historical
20. 2024-12-16
    listed $125,000 Active
21. 2024-12-15
    listed $125,000 New Listing
22. 2024-10-24
    historical
23. 2024-07-22
    listed $100,000 New Listing
24. 2024-07-19
    listed $100,000
25. 2024-06-14
    historical
26. 2024-02-21
    price $110,000
27. 2024-02-20
    price $110,000
28. 2023-12-13
    listed $150,000 New Listing
29. 2023-12-13
    listed $150,000 Active
30. 2023-05-05
    historical
31. 2022-11-04
    listed $150,000 Active
32. 2022-11-04
    listed $150,000 New Listing
33. 2022-05-10
    listed $150,000
34. 2004-10-05
    soldstatus $18,000

ⓘ 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: $630 · $52/mo
• Projected year-2 tax: $826 · $69/mo
• Expected delta: +$196/yr (+$16/mo · 31.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $12,000
• − Mortgage interest: −$7,226
• − Property taxes: −$630
• − Insurance: −$645
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$3,753
• Taxable loss: −$2,174
• Est. tax savings @ 24.0%: +$522
• After-tax cash flow: $609/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: Marmaduke School District
• NCES district ID: 0500016
• Math proficiency: 32% ▼ -2.00%
• Reading proficiency: 34% ▼ -6.00%
• Median HH income: $41,648
• Composite: 27.89/100
• National rank: #6869
• State rank: #131 of 238 in AR

Livability — Marmaduke

• Score: 76/100
• State rank: #13
• US rank: #3617

Category grades

Amenities D 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: Marmaduke, AR
• Population (ZIP): 2,573

Population outlook (Greene County) Hauer SSP2

• Today (2025): 48,533 people
• By 2030: 50,640 · +4.3%
• By 2040: 54,795 · +12.9%
• By 2050: 58,486 · +20.5%
• By 2075: 66,056 · +36.1%
• By 2100: 67,684 · +39.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Iranian 3% Italian 3% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Greene

• 2024 margin: Solid R (+61.2) · D 18.6% · R 79.8% · Other 1.7%
• 2008→2024 swing: -31.5pp toward R · 2008: -29.7pp · 2024: -61.2pp
• All cycles: 2024: R+61.2 2020: R+59.7 2016: R+53.0 2012: R+36.9 2008: R+29.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.94%
• Current HPI: 255.3535
• 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

+616.7% since first listed

18 events — show timeline

• 2026-04-24 Listed $129,000 NEABOR MLS
• 2026-04-24 Listed $129,000 CARMLS
• 2025-09-12 Listing Removed — CARMLS
• 2024-12-16 Listed $125,000 NEABOR MLS
• 2024-12-15 Listed $125,000 CARMLS
• 2024-10-24 Listing Removed — CARMLS
• 2024-07-22 Listed $100,000 CARMLS
• 2024-07-19 Listed $100,000 NEABOR MLS
• 2024-06-14 Listing Removed — CARMLS
• 2024-02-21 Price Changed $110,000 CARMLS
• 2024-02-20 Price Changed $110,000 NEABOR MLS
• 2023-12-13 Listed $150,000 NEABOR MLS
• 2023-12-13 Listed $150,000 CARMLS
• 2023-05-05 Listing Removed — CARMLS
• 2022-11-04 Listed $150,000 CARMLS
• 2022-11-04 Listed $150,000 NEABOR MLS
• 2022-05-10 Listed $150,000 NEABOR MLS
• 2004-10-05 Sold (Public Records) $18,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $630 · +9.1% YoY. Source: county tax records.