325 Arkansas Ave E · Wynne, AR 72396

$92,000

2 bd · 1.0 ba · 938 sqft · SingleFamily public records · 46 Days on market

Built 1982 5,227 sqft lot Est $87k · 5% over

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Why this score? — see what drove the D+ 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 +21.1/30.0
• DSCR +6.7/10.0
• ARV discount +5.0/15.0
• 1% rule +4.4/10.0
• Schools +3.2/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-In Ready! Newly remodeled 2 bedroom, 1 bath home is conveniently located and has been beautifully updated. Fresh paint and new flooring throughout, gives it a clean, updated feel from the moment you walk in. The eat-in kitchen provides a functional and welcoming space, complete with a convenient pass-through window that opens to the living room—perfect for entertaining or staying connected while cooking. Enjoy peace of mind with a new roof and take advantage of the fully fenced backyard, offering privacy and space for outdoor enjoyment complete with a concrete patio and new fence.

Key facts

• Fresh paint
• Pass-through window
• New flooring

Tags

• NEWLY REMODELED
• FRESH PAINT
• NEW FLOORING
• EAT-IN KITCHEN
• PASS-THROUGH WINDOW
• NEW ROOF

Property features AI

Finance

• Other: Approximate living area reported as 938; Property located in Cross County, Wynne, AR

Exterior

• Parking: Parking pads
• Utilities: Public sewer; Public water; Municipal electric service (Entergy)
• Home design: Inside city limits; Located in I BLOCK subdivision
• Construction: Architectural shingle roof; Slab foundation; Built on approximately 0.12 acres (107 x 50)
• Exterior features: Brick exterior; Paved road access; Level lot

Interior

• Flooring: Luxury vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Luxury vinyl flooring; Level interior

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/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 $87k (5.6% below list).
• Recommended offer: $87k (5.6% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 4.5% in Wynne — 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 54/100 on livability (#427 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, health & safety A; Watch: schools D, crime F, amenities F.
• Wynne School District (town): math 36% / reading 39% proficiency, ranked #96 of 238 in AR (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 99 active listings in the ZIP; 17 units permitted in Cross County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $636 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cross County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $92k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,871 (5.6% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 6% 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 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. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.94% ✗
• Cap rate: 8.01%
• Cash-on-cash: 6.12%
• DSCR: 1.27
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $87,234
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 C E Brawner Rd	0.75mi	3/1.0 (+1)	972 (+4%)	4mo	$117,900	$121	50
601 Rowena St	0.04mi	3/2.0 (+1)	1,056 (+13%)	23mo	$98,000	$93	49
118 10th St	0.75mi	3/1.0 (+1)	1,075 (+15%)	16mo	$38,000	$35	22

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

Projected returns pro-forma

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

5-year hold

• IRR: -6.9%
• Equity multiple: 0.74×
• Total profit: $-6,575
• Equity at exit: $13,717

10-year hold

• IRR: 2.7%
• Equity multiple: 1.19×
• Total profit: $4,904
• Equity at exit: $7,954

Cash invested: $25,760 (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 72396

• Home prices YoY: -17.6%
• Active inventory: 99
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $869 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$34 /mo · $409/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $131

Break-even live

Break-even rent $702

Max offer price $92,000

Occupancy floor 80%

Sensitivity live

Price	-10% $183	-5% $157	+0% $131	+5% $105	+10% $79
Rent	-10% $63	-5% $97	+0% $131	+5% $166	+10% $200
Rate	-1.0pp $178	-0.5pp $155	base $131	+0.5pp $108	+1.0pp $83

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-04
   statusdays on market $92,000 Under Contract 46 DOM
2. 2026-06-02
   days on market $92,000 Active 45 DOM
3. 2026-06-01
   days on market $92,000 Active 44 DOM
4. 2026-05-31
   days on market $92,000 Active 43 DOM
5. 2026-05-31
   days on market $92,000 Active 42 DOM
6. 2026-04-18
   listed $92,000 New Listing
7. 2006-06-14
   soldstatus $40,000

ⓘ 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: $409 · $34/mo
• Projected year-2 tax: $589 · $49/mo
• Expected delta: +$180/yr (+$15/mo · 44.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $10,425
• − Mortgage interest: −$5,153
• − Property taxes: −$409
• − Insurance: −$460
• − Repairs & maintenance: −$834
• − Management: −$834
• − Depreciation: −$2,676
• Taxable income: $58
• Est. tax owed @ 24.0%: −$14
• After-tax cash flow: $1,563/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: Wynne School District
• NCES district ID: 0514430
• Math proficiency: 36% ▼ -8.00%
• Reading proficiency: 39% ▼ -7.00%
• Median HH income: $40,508
• Composite: 31.51/100
• National rank: #5970
• State rank: #96 of 238 in AR

Livability — Wynne

• Score: 54/100
• State rank: #427
• US rank: #24166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wynne, AR
• Population (ZIP): 12,854

Population outlook (Cross County) Hauer SSP2

• Today (2025): 16,293 people
• By 2030: 15,636 · -4.0%
• By 2040: 14,312 · -12.2%
• By 2050: 13,050 · -19.9%
• By 2075: 10,362 · -36.4%
• By 2100: 7,873 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 20% Two or more races 9% Hispanic / Latino 3%
• Common ancestry: Italian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 2%
• Languages at home: 97% English-only · Arabic 2% Spanish 1%

Political lean MEDSL · Cross

• 2024 margin: Solid R (+47.6) · D 25.1% · R 72.7% · Other 2.1%
• 2008→2024 swing: -22.2pp toward R · 2008: -25.4pp · 2024: -47.6pp
• All cycles: 2024: R+47.6 2020: R+45.7 2016: R+37.8 2012: R+29.8 2008: R+25.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.26%
• Current HPI: 184.1112
• 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

+130.0% since first listed

2 events — show timeline

• 2026-04-18 Listed $92,000 CARMLS
• 2006-06-14 Sold (Public Records) $40,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $409 · +9.3% YoY. Source: county tax records.