217 W 3rd St · Rector, AR 72461

$78,900

2 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 128 Days on market

Built 1978 6,969 sqft lot $63/sqft · 23% below area Est $103k · 23% 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
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Appreciation +5.0/10.0
• Livability +3.3/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 2 bedroom (could be 3) and 1 full bath home sitting in the heart of Rector is move in ready! Roof was replaced just a couple years ago and the exterior was painted last year. There is a room off one of the bedrooms that could be used for a third bedroom or office. There is a formal dining room and spacious living room. Call today for more information or to schedule your private tour.

Key facts

• 6,969 sq ft lot
• Built 1978
• Listed 127 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#120 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: schools D-, amenities F, commute F.
• Rector School District (rural): math 35% / reading 27% proficiency, ranked #149 of 238 in AR (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 37 active listings in the ZIP; 4 units permitted in Clay County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($545 loan paydown + $2k appreciation (3.0% local appreciation)).
• Clay County population projected at -24% 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $11k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $79k implies a 259% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,432 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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 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?
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: 1.29% ✓
• Cap rate: 11.46%
• Cash-on-cash: 18.47%
• DSCR: 1.82
• GRM: 6.4

CMA / ARV

• ARV (median comp): $102,880
• List price: $78,900
• Delta: -23.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 E 2nd St #1	0.19mi	3/2.0 (+1)	1,235 (-1%)	5mo	$99,000	$80	76
610 W 3rd St	0.23mi	3/1.0 (+1)	1,343 (+8%)	1mo	$105,000	$78	71
220 W 6th	0.18mi	3/1.5 (+1)	1,260 (+1%)	15mo	$99,900	$79	70
302 N Fordyce	0.32mi	2/2.0	1,258 (+1%)	16mo	$43,000	$34	66
714 W 7th St	0.39mi	3/1.0 (+1)	1,326 (+6%)	1mo	$148,000	$112	65
121 W 5th St	0.15mi	3/1.5 (+1)	1,382 (+11%)	4mo	$72,500	$52	65
1102 S Stewart St	0.55mi	2/1.0	1,359 (+9%)	4mo	$27,000	$20	56
210 S Valley St	0.29mi	3/1.0 (+1)	1,062 (-15%)	3mo	$97,500	$92	54
512 E Donaldson St	0.58mi	2/2.5	1,131 (-9%)	0mo	$110,000	$97	51
317 N Stewart	0.47mi	3/2.0 (+1)	1,181 (-5%)	14mo	$139,900	$118	48
1021 S Stewart St	0.53mi	3/2.0 (+1)	1,376 (+10%)	2mo	$125,000	$91	48
617 S Clayton St	0.62mi	3/1.0 (+1)	1,107 (-11%)	12mo	$126,000	$114	38

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: 24.8%
• Equity multiple: 2.41×
• Total profit: $31,123
• Equity at exit: $35,477

10-year hold

• IRR: 25.6%
• Equity multiple: 4.64×
• Total profit: $80,419
• Equity at exit: $54,674

Cash invested: $22,092 (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 72461

• Active inventory: 37
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,021 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$20 /mo · $241/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $340

Break-even live

Break-even rent $591

Max offer price $78,900

Occupancy floor 62%

Sensitivity live

Price	-10% $385	-5% $362	+0% $340	+5% $318	+10% $295
Rent	-10% $259	-5% $300	+0% $340	+5% $380	+10% $421
Rate	-1.0pp $380	-0.5pp $360	base $340	+0.5pp $320	+1.0pp $299

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: $19,725
• Closing costs: $2,367
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $78,900 Active 128 DOM
2. 2026-06-18
   days on market $78,900 Active 127 DOM
3. 2026-06-17
   days on market $78,900 Active 126 DOM
4. 2026-06-16
   days on market $78,900 Active 125 DOM
5. 2026-06-15
   days on market $78,900 Active 124 DOM
6. 2026-06-14
   days on market $78,900 Active 122 DOM
7. 2026-06-12
   days on market $78,900 Active 121 DOM
8. 2026-06-09
   days on market $78,900 Active 118 DOM
9. 2026-06-08
   days on market $78,900 Active 117 DOM
10. 2026-06-07
    days on market $78,900 Active 116 DOM
11. 2026-06-05
    days on market $78,900 Active 113 DOM
12. 2026-06-03
    days on market $78,900 Active 112 DOM
13. 2026-06-02
    days on market $78,900 Active 111 DOM
14. 2026-06-01
    statusdays on market $78,900 Active 110 DOM
15. 2026-05-31
    days on market $78,900 Price Change 109 DOM
16. 2026-05-30
    days on market $78,900 Price Change 108 DOM
17. 2026-04-16
    price $82,900 392-char remark

    Show marketing remark (392 chars)

    This 2 bedroom (could be 3) and 1 full bath home sitting in the heart of Rector is move in ready! Roof was replaced just a couple years ago and the exterior was painted last year. There is a room off one of the bedrooms that could be used for a third bedroom or office. There is a formal dining room and spacious living room. Call today for more information or to schedule your private tour.

18. 2026-04-15
    price $82,900 392-char remark

    Show marketing remark (392 chars)

    This 2 bedroom (could be 3) and 1 full bath home sitting in the heart of Rector is move in ready! Roof was replaced just a couple years ago and the exterior was painted last year. There is a room off one of the bedrooms that could be used for a third bedroom or office. There is a formal dining room and spacious living room. Call today for more information or to schedule your private tour.

19. 2026-02-11
    listed $89,900 Active 392-char remark

    Show marketing remark (392 chars)

    This 2 bedroom (could be 3) and 1 full bath home sitting in the heart of Rector is move in ready! Roof was replaced just a couple years ago and the exterior was painted last year. There is a room off one of the bedrooms that could be used for a third bedroom or office. There is a formal dining room and spacious living room. Call today for more information or to schedule your private tour.

20. 2026-02-11
    listed $89,900 New Listing 392-char remark

    Show marketing remark (392 chars)

    This 2 bedroom (could be 3) and 1 full bath home sitting in the heart of Rector is move in ready! Roof was replaced just a couple years ago and the exterior was painted last year. There is a room off one of the bedrooms that could be used for a third bedroom or office. There is a formal dining room and spacious living room. Call today for more information or to schedule your private tour.

21. 2025-08-02
    historical
22. 2025-06-17
    status Back on Market
23. 2025-05-29
    status Pending (FC, SS, REO)
24. 2025-05-08
    price $79,000
25. 2025-02-05
    price $89,900
26. 2024-11-25
    listed $96,900 New Listing
27. 2005-11-09
    soldstatus $22,000

ⓘ 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: $241 · $20/mo
• Projected year-2 tax: $505 · $42/mo
• Expected delta: +$264/yr (+$22/mo · 109.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% 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: $12,253
• − Mortgage interest: −$4,420
• − Property taxes: −$241
• − Insurance: −$394
• − Repairs & maintenance: −$980
• − Management: −$980
• − Depreciation: −$2,295
• Taxable income: $2,942
• Est. tax owed @ 24.0%: −$706
• After-tax cash flow: $3,373/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: Rector School District
• NCES district ID: 0504370
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 27% ▼ -5.00%
• Median HH income: $36,504
• Composite: 25.78/100
• National rank: #7366
• State rank: #149 of 238 in AR

Livability — Rector

• Score: 66/100
• State rank: #120
• US rank: #11481

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rector, AR
• Population (ZIP): 3,684

Population outlook (Clay County) Hauer SSP2

• Today (2025): 13,564 people
• By 2030: 12,834 · -5.4%
• By 2040: 11,498 · -15.2%
• By 2050: 10,325 · -23.9%
• By 2075: 8,228 · -39.3%
• By 2100: 6,675 · -50.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5%
• Common ancestry: Portuguese 3% Scotch-Irish 1% Slovak 1%

Political lean MEDSL · Clay

• 2024 margin: Solid R (+61.6) · D 18.3% · R 79.9% · Other 1.9%
• 2008→2024 swing: -47.3pp toward R · 2008: -14.3pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+60.3 2016: R+29.8 2012: R+29.1 2008: R+14.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+276.8% since first listed

11 events — show timeline

• 2026-04-16 Price Changed $82,900 CARMLS
• 2026-04-15 Price Changed $82,900 NEABOR MLS
• 2026-02-11 Listed $89,900 NEABOR MLS
• 2026-02-11 Listed $89,900 CARMLS
• 2025-08-02 Listing Removed — CARMLS
• 2025-06-17 Relisted — CARMLS
• 2025-05-29 Pending — CARMLS
• 2025-05-08 Price Changed $79,000 CARMLS
• 2025-02-05 Price Changed $89,900 CARMLS
• 2024-11-25 Listed $96,900 CARMLS
• 2005-11-09 Sold (Public Records) $22,000 Public Records

Property tax history

-1.1%/yr

Latest (2025): $241 · +13.1% YoY. Source: county tax records.