1002 W 7th St · Hope, AR 71801

$82,500

3 bd · 2.0 ba · 2,456 sqft · SingleFamily public records · 79 Days on market

Built 1950 0.32 ac lot $34/sqft · 39% below area Est $83k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.6/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just remodeled, vacant, MAKE ON OFFER TODAY.

Key facts

• 0.32 acre lot
• 2 garage spots
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $78k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#161 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute C-, schools F, crime F.
• Hope School District (town): math 13% / reading 21% proficiency, ranked #221 of 238 in AR (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 34 active listings in the ZIP; 1 units permitted in Hempstead County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $570 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Hempstead County population projected at -21% 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 $23k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $77,550 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.44% ✓
• Cap rate: 12.52%
• Cash-on-cash: 22.25%
• DSCR: 1.99
• GRM: 5.8

CMA / ARV

• ARV (median comp): $82,764
• List price: $82,500
• Delta: -0.32%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 15.0%
• Equity multiple: 1.60×
• Total profit: $13,894
• Equity at exit: $12,301

10-year hold

• IRR: 23.7%
• Equity multiple: 3.04×
• Total profit: $47,146
• Equity at exit: $7,133

Cash invested: $23,100 (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 71801

• Home prices YoY: -19.5%
• Active inventory: 34
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,184 medium
• Mortgage (P&I): −$433
• Tax from tax record: −$40 /mo · $480/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $428

Break-even live

Break-even rent $642

Max offer price $82,500

Occupancy floor 59%

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $82,500 Active 79 DOM
2. 2026-06-18
   days on market $82,500 Active 78 DOM
3. 2026-06-17
   days on market $82,500 Active 77 DOM
4. 2026-06-16
   pricedays on market $82,500 Active 76 DOM
5. 2026-06-15
   days on market $85,000 Active 75 DOM
6. 2026-06-14
   days on market $85,000 Active 73 DOM
7. 2026-06-13
   days on market $85,000 Active 72 DOM
8. 2026-06-10
   days on market $85,000 Active 70 DOM
9. 2026-06-09
   days on market $85,000 Active 69 DOM
10. 2026-06-08
    days on market $85,000 Active 68 DOM
11. 2026-06-07
    days on market $85,000 Active 67 DOM
12. 2026-06-05
    days on market $85,000 Active 64 DOM
13. 2026-06-03
    days on market $85,000 Active 63 DOM
14. 2026-06-02
    days on market $85,000 Active 62 DOM
15. 2026-06-01
    days on market $85,000 Active 61 DOM
16. 2026-05-31
    days on market $85,000 Active 60 DOM
17. 2026-05-30
    days on market $85,000 Active 59 DOM
18. 2026-05-18
    price $85,000 44-char remark

    Show marketing remark (44 chars)

    Just remodeled, vacant, MAKE ON OFFER TODAY.

19. 2026-04-09
    price $89,000 44-char remark

    Show marketing remark (44 chars)

    Just remodeled, vacant, MAKE ON OFFER TODAY.

20. 2026-03-30
    listed $94,000 Active 44-char remark

    Show marketing remark (44 chars)

    Just remodeled, vacant, MAKE ON OFFER TODAY.

21. 2025-02-19
    soldstatus Closed 70-char remark

    Show marketing remark (70 chars)

    Handyman Special, home was vandalized and needs remodeling throughout.

22. 2025-01-10
    status Pending 70-char remark

    Show marketing remark (70 chars)

    Handyman Special, home was vandalized and needs remodeling throughout.

23. 2025-01-08
    listed $35,000 Active 70-char remark

    Show marketing remark (70 chars)

    Handyman Special, home was vandalized and needs remodeling throughout.

ⓘ 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: $480 · $40/mo
• Projected year-2 tax: $528 · $44/mo
• Expected delta: +$48/yr (+$4/mo · 10.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $14,209
• − Mortgage interest: −$4,621
• − Property taxes: −$480
• − Insurance: −$412
• − Repairs & maintenance: −$1,137
• − Management: −$1,137
• − Depreciation: −$2,400
• Taxable income: $4,021
• Est. tax owed @ 24.0%: −$965
• After-tax cash flow: $4,175/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: Hope School District
• NCES district ID: 0507840
• Math proficiency: 13% ▼ -13.00%
• Reading proficiency: 21% ▼ -11.00%
• Median HH income: $32,285
• Composite: 13.71/100
• National rank: #9495
• State rank: #221 of 238 in AR

Livability — Hope

• Score: 64/100
• State rank: #161
• US rank: #13723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hope, AR
• Population (ZIP): 14,907

Population outlook (Hempstead County) Hauer SSP2

• Today (2025): 20,807 people
• By 2030: 19,949 · -4.1%
• By 2040: 18,236 · -12.4%
• By 2050: 16,466 · -20.9%
• By 2075: 12,676 · -39.1%
• By 2100: 9,314 · -55.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 48% Black 31% Hispanic / Latino 18% Two or more races 7%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Romanian 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 87% English-only · Spanish 13%

Political lean MEDSL · Hempstead

• 2024 margin: Solid R (+39.7) · D 29.2% · R 68.9% · Other 2.0%
• 2008→2024 swing: -20.6pp toward R · 2008: -19.1pp · 2024: -39.7pp
• All cycles: 2024: R+39.7 2020: R+34.0 2016: R+28.9 2012: R+26.3 2008: R+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.22%
• Current HPI: 136.8593
• 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

+142.9% since first listed

6 events — show timeline

• 2026-05-18 Price Changed $85,000 TBOR
• 2026-04-09 Price Changed $89,000 TBOR
• 2026-03-30 Listed $94,000 TBOR
• 2025-02-19 Sold (MLS) — TBOR
• 2025-01-10 Pending — TBOR
• 2025-01-08 Listed $35,000 TBOR

Property tax history

+1.8%/yr

Latest (2025): $480 · +0.0% YoY. Source: county tax records.