620 SW 6th St · Walnut Ridge, AR 72476

$74,500

3 bd · 1.0 ba · 988 sqft · SingleFamily public records · 120 Days on market

$75/sqft · 10% below area Est $83k · 10% under

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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
• ARV discount +11.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Well-kept single-family home offering 3 bedrooms, 1 bathroom, and 988 square feet of living space. Updates include new flooring( & new sub floor), along with a spacious living and dining area and central heat and air for year-round comfort. The property is currently tenant-occupied, with rent paid through the end of 2026. The existing lease will be honored by the new owner, and future plans for the property may be determined after the lease term. A solid opportunity with steady income in place and flexibility moving forward.

Key facts

• Parking
• Listed 120 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 5.3% in Walnut Ridge — 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 57/100 on livability (#351 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools F, crime F, amenities F.
• Lawrence County School District (town): math 24% / reading 25% proficiency, ranked #188 of 238 in AR (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 55 active listings in the ZIP; 63 units permitted in Lawrence County in 2024 (15 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($515 loan paydown + $3k appreciation (3.8% local appreciation)).
• Lawrence County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $14k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $67,795 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.53% ✓
• Cap rate: 13.40%
• Cash-on-cash: 25.37%
• DSCR: 2.13
• GRM: 5.4

CMA / ARV

• ARV (median comp): $82,587
• List price: $74,500
• Delta: -9.79%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
417 W Free St	0.12mi	2/1.0 (-1)	966 (-2%)	13mo	$85,000	$88	75
204 SE 4th St E	0.65mi	2/1.0 (-1)	1,004 (+2%)	4mo	$75,000	$75	59
320 Kentucky St	0.60mi	2/1.0 (-1)	1,022 (+3%)	4mo	$20,000	$20	58
214 Virginia St	0.52mi	2/1.0 (-1)	1,022 (+3%)	16mo	$5,000	$5	52
210 NE Front St	0.59mi	3/2.0	1,070 (+8%)	4mo	$151,000	$141	51
208 NE Front	0.60mi	2/1.0 (-1)	900 (-9%)	2mo	$54,000	$60	50
212 NE Front St	0.62mi	3/2.0	1,070 (+8%)	4mo	$151,000	$141	50
104 NE Dorothy Dr	0.65mi	3/1.0	1,071 (+8%)	8mo	$129,000	$120	49
415 NW 3rd St	0.63mi	2/2.0 (-1)	936 (-5%)	12mo	$123,500	$132	43
213 SE 4th St	0.66mi	3/1.0	1,100 (+11%)	15mo	$142,000	$129	37
106 NE Carolina St	0.59mi	2/2.0 (-1)	1,104 (+12%)	13mo	$155,000	$140	33
103 Pocahontas Rd	0.52mi	2/2.0 (-1)	1,123 (+14%)	16mo	$120,000	$107	31

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

Projected returns pro-forma

3.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.9%
• Equity multiple: 2.93×
• Total profit: $40,321
• Equity at exit: $36,979

10-year hold

• IRR: 32.4%
• Equity multiple: 5.81×
• Total profit: $100,254
• Equity at exit: $59,858

Cash invested: $20,860 (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 72476

• Home prices YoY: 1.7%
• Active inventory: 55
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,143 medium
• Mortgage (P&I): −$391
• Tax from tax record: −$40 /mo · $485/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $441

Break-even live

Break-even rent $585

Max offer price $74,500

Occupancy floor 56%

Sensitivity live

Price	-10% $483	-5% $462	+0% $441	+5% $420	+10% $399
Rent	-10% $351	-5% $396	+0% $441	+5% $486	+10% $531
Rate	-1.0pp $479	-0.5pp $460	base $441	+0.5pp $422	+1.0pp $402

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: $18,625
• Closing costs: $2,235
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-02
   status $74,500 Under Contract 120 DOM
2. 2026-06-01
   days on market $74,500 Active 120 DOM
3. 2026-05-31
   days on market $74,500 Active 119 DOM
4. 2026-05-31
   days on market $74,500 Active 118 DOM
5. 2026-04-30
   price $74,500 534-char remark

   Show marketing remark (534 chars)

   Well-kept single-family home offering 3 bedrooms, 1 bathroom, and 988 square feet of living space. Updates include new flooring( & new sub floor), along with a spacious living and dining area and central heat and air for year-round comfort. The property is currently tenant-occupied, with rent paid through the end of 2026. The existing lease will be honored by the new owner, and future plans for the property may be determined after the lease term. A solid opportunity with steady income in place and flexibility moving forward.

6. 2026-04-29
   price $74,500 512-char remark

   Show marketing remark (512 chars)

   Well-kept single-family home offering 3 bedrooms, 1 bathroom, and 988 square feet of living space. Updates include new flooring, along with a spacious living and dining area and central heat and air for year-round comfort. The property is currently tenant-occupied, with rent paid through the end of 2026. The existing lease will be honored by the new owner, and future plans for the property may be determined after the lease term. A solid opportunity with steady income in place and flexibility moving forward.

7. 2026-03-07
   price $79,000 534-char remark

   Show marketing remark (534 chars)

   Well-kept single-family home offering 3 bedrooms, 1 bathroom, and 988 square feet of living space. Updates include new flooring( & new sub floor), along with a spacious living and dining area and central heat and air for year-round comfort. The property is currently tenant-occupied, with rent paid through the end of 2026. The existing lease will be honored by the new owner, and future plans for the property may be determined after the lease term. A solid opportunity with steady income in place and flexibility moving forward.

8. 2026-03-06
   price $79,000 512-char remark

   Show marketing remark (512 chars)

   Well-kept single-family home offering 3 bedrooms, 1 bathroom, and 988 square feet of living space. Updates include new flooring, along with a spacious living and dining area and central heat and air for year-round comfort. The property is currently tenant-occupied, with rent paid through the end of 2026. The existing lease will be honored by the new owner, and future plans for the property may be determined after the lease term. A solid opportunity with steady income in place and flexibility moving forward.

9. 2026-02-02
   listed $89,000 Active 512-char remark

   Show marketing remark (512 chars)

   Well-kept single-family home offering 3 bedrooms, 1 bathroom, and 988 square feet of living space. Updates include new flooring, along with a spacious living and dining area and central heat and air for year-round comfort. The property is currently tenant-occupied, with rent paid through the end of 2026. The existing lease will be honored by the new owner, and future plans for the property may be determined after the lease term. A solid opportunity with steady income in place and flexibility moving forward.

10. 2026-01-31
    listed $89,000 New Listing 534-char remark

    Show marketing remark (534 chars)

    Well-kept single-family home offering 3 bedrooms, 1 bathroom, and 988 square feet of living space. Updates include new flooring( & new sub floor), along with a spacious living and dining area and central heat and air for year-round comfort. The property is currently tenant-occupied, with rent paid through the end of 2026. The existing lease will be honored by the new owner, and future plans for the property may be determined after the lease term. A solid opportunity with steady income in place and flexibility moving forward.

11. 2023-09-27
    soldstatus $52,000 Closed
12. 2023-08-02
    historical
13. 2023-07-20
    status Active
14. 2023-07-10
    price $59,900
15. 2023-05-24
    listed $69,900 Active
16. 2022-09-19
    soldstatus $20,000
17. 2022-08-12
    listed $20,000
18. 2003-01-30
    soldstatus $25,000

ⓘ 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: $485 · $40/mo
• Projected year-2 tax: $485 · $40/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $13,719
• − Mortgage interest: −$4,173
• − Property taxes: −$485
• − Insurance: −$372
• − Repairs & maintenance: −$1,098
• − Management: −$1,098
• − Depreciation: −$2,167
• Taxable income: $4,326
• Est. tax owed @ 24.0%: −$1,038
• After-tax cash flow: $4,254/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: Lawrence County School District
• NCES district ID: 0500082
• Math proficiency: 24% ▼ -21.00%
• Reading proficiency: 25% ▼ -13.00%
• Median HH income: $34,340
• Composite: 20.15/100
• National rank: #8637
• State rank: #188 of 238 in AR

Livability — Walnut Ridge

• Score: 57/100
• State rank: #351
• US rank: #21939

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Walnut Ridge, AR
• Population (ZIP): 7,565

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 15,453 people
• By 2030: 14,697 · -4.9%
• By 2040: 13,247 · -14.3%
• By 2050: 11,937 · -22.8%
• By 2075: 9,466 · -38.7%
• By 2100: 7,441 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 3% Black 1%
• Common ancestry: Slovak 1% Serbian 1% Romanian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+64.0) · D 16.9% · R 81.0% · Other 2.1%
• 2008→2024 swing: -43.1pp toward R · 2008: -20.9pp · 2024: -64.0pp
• All cycles: 2024: R+64.0 2020: R+59.6 2016: R+49.8 2012: R+31.6 2008: R+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.82%
• Current HPI: 231.817
• 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

+198.0% since first listed

14 events — show timeline

• 2026-04-30 Price Changed $74,500 CARMLS
• 2026-04-29 Price Changed $74,500 NEABOR MLS
• 2026-03-07 Price Changed $79,000 CARMLS
• 2026-03-06 Price Changed $79,000 NEABOR MLS
• 2026-02-02 Listed $89,000 NEABOR MLS
• 2026-01-31 Listed $89,000 CARMLS
• 2023-09-27 Sold (MLS) $52,000 NEABOR MLS
• 2023-08-02 Delisted — NEABOR MLS
• 2023-07-20 Relisted — NEABOR MLS
• 2023-07-10 Price Changed $59,900 NEABOR MLS
• 2023-05-24 Listed $69,900 NEABOR MLS
• 2022-09-19 Sold (MLS) $20,000 NEABOR MLS
• 2022-08-12 Listed $20,000 NEABOR MLS
• 2003-01-30 Sold (Public Records) $25,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $485 · +0.0% YoY. Source: county tax records.