190 Adams Rd · Rison, AR 71665

$40,000

3 bd · 2.0 ba · 1,788 sqft · SingleFamily public records · 49 Days on market

Built 1955 2.00 ac lot $22/sqft · 39% below area Est $65k · 39% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom, 2 bath home located on a country road. Property needs repairs and updates. Fixer upper with potential. Sold as-is. AGENTS SEE REMARKS

Key facts

• 2 acre lot
• 2 parking spots
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#110 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: amenities F, commute F, employment F.
• Cleveland County School District (rural): math 40% / reading 36% proficiency, ranked #95 of 238 in AR (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rison Elementary School (math 47% / reading 32%, grade F, #206 of 454 statewide, top 48%, 377 students, 65% FRL); Rison High School (math 33% / reading 39%, grade F, #81 of 292 statewide, top 29%, 362 students, 51% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 34 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Cleveland County population projected at -27% 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $5k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $38,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.77% ✓
• Cap rate: 24.29%
• Cash-on-cash: 64.27%
• DSCR: 3.86
• GRM: 3.0

CMA / ARV

• ARV (median comp): $65,070
• List price: $40,000
• Delta: -38.53%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 63.4%
• Equity multiple: 3.83×
• Total profit: $31,739
• Equity at exit: $5,964

10-year hold

• IRR: 67.8%
• Equity multiple: 7.87×
• Total profit: $76,900
• Equity at exit: $3,458

Cash invested: $11,200 (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 71665

• Home prices YoY: -28.3%
• Active inventory: 34
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,109 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$50 /mo · $599/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $600

Break-even live

Break-even rent $350

Max offer price $40,000

Occupancy floor 41%

Sensitivity live

Price	-10% $622	-5% $611	+0% $600	+5% $589	+10% $577
Rent	-10% $512	-5% $556	+0% $600	+5% $644	+10% $687
Rate	-1.0pp $620	-0.5pp $610	base $600	+0.5pp $589	+1.0pp $579

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-13
   status Under Contract 144-char remark

   Show marketing remark (144 chars)

   3 bedroom, 2 bath home located on a country road. Property needs repairs and updates. Fixer upper with potential. Sold as-is. AGENTS SEE REMARKS

2. 2026-05-01
   price $40,000 144-char remark

   Show marketing remark (144 chars)

   3 bedroom, 2 bath home located on a country road. Property needs repairs and updates. Fixer upper with potential. Sold as-is. AGENTS SEE REMARKS

3. 2026-03-24
   listed $45,000 New Listing 144-char remark

   Show marketing remark (144 chars)

   3 bedroom, 2 bath home located on a country road. Property needs repairs and updates. Fixer upper with potential. Sold as-is. AGENTS SEE REMARKS

4. 2021-09-07
   soldstatus $85,000
5. 2020-08-21
   historical
6. 2020-07-31
   listed $97,900 New Listing
7. 2020-07-20
   historical
8. 2020-06-30
   listed $94,900 New Listing
9. 2005-01-21
   soldstatus $38,000

ⓘ 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: $599 · $50/mo
• Projected year-2 tax: $599 · $50/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: $13,309
• − Mortgage interest: −$2,241
• − Property taxes: −$599
• − Insurance: −$200
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − Depreciation: −$1,164
• Taxable income: $6,976
• Est. tax owed @ 24.0%: −$1,674
• After-tax cash flow: $5,524/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: Cleveland County School District
• NCES district ID: 0500067
• Math proficiency: 40% ▼ -8.00%
• Reading proficiency: 36% ▼ -8.00%
• Median HH income: $37,028
• Composite: 31.62/100
• National rank: #5939
• State rank: #95 of 238 in AR

Livability — Rison

• Score: 67/100
• State rank: #110
• US rank: #11095

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,889

Population outlook (Cleveland County) Hauer SSP2

• Today (2025): 7,657 people
• By 2030: 7,246 · -5.4%
• By 2040: 6,391 · -16.5%
• By 2050: 5,612 · -26.7%
• By 2075: 4,230 · -44.8%
• By 2100: 3,389 · -55.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 9% Two or more races 4%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Cleveland

• 2024 margin: Solid R (+67.6) · D 15.5% · R 83.1% · Other 1.4%
• 2008→2024 swing: -23.6pp toward R · 2008: -43.9pp · 2024: -67.6pp
• All cycles: 2024: R+67.6 2020: R+61.6 2016: R+52.6 2012: R+45.0 2008: R+43.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.03%
• Current HPI: 124.3335
• 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

+5.3% since first listed

9 events — show timeline

• 2026-05-13 Pending — CARMLS
• 2026-05-01 Price Changed $40,000 CARMLS
• 2026-03-24 Listed $45,000 CARMLS
• 2021-09-07 Sold (Public Records) $85,000 Public Records
• 2020-08-21 Listing Removed — CARMLS
• 2020-07-31 Listed $97,900 CARMLS
• 2020-07-20 Listing Removed — CARMLS
• 2020-06-30 Listed $94,900 CARMLS
• 2005-01-21 Sold (Public Records) $38,000 Public Records

Property tax history

+27.3%/yr

Latest (2025): $599 · +784.2% YoY. Source: county tax records.