723 E Center St · Beebe, AR 72012

$109,900

3 bd · 1.5 ba · 1,112 sqft · SingleFamily public records · 99 Days on market

Built 1977 1.28 ac lot $99/sqft · 40% below area Est $183k · 40% under

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Why this score? — see what drove the C 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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.8/10.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor opportunity in Beebe. This 3 bedroom 1.5 bath home sits on approximately 1.28 acres and offers plenty of potential for the right buyer. With a spacious lot and room to improve, this property could be a great project for investors, flippers, or buyers looking to build equity. The home offers a functional layout and a large yard with plenty of space for outdoor activities, storage, or future expansion. Located close to schools, shopping, and dining with easy access to surrounding areas. Property is a foreclosure and is being sold as is. Agents see remarks.

Key facts

• Close to schools
• Easy access
• Large yard

Tags

• SPACIOUS LOT
• LARGE YARD
• CLOSE TO SCHOOLS
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $160 ($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 $108k (1.8% below list).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.7% in Beebe — 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 66/100 on livability (#114 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, crime F, amenities F.
• Beebe School District (town): math 44% / reading 36% proficiency, ranked #64 of 238 in AR (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 151 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 219 units permitted in White County in 2024 (36 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• White County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,009 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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. 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: 0.98% ✗
• Cap rate: 8.04%
• Cash-on-cash: 6.22%
• DSCR: 1.28
• GRM: 8.5

CMA / ARV

• ARV (median comp): $183,018
• List price: $109,900
• Delta: -39.95%
• 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
514 E Mississippi	0.39mi	3/2.0	1,102 (-1%)	14mo	$147,500	$134	67
515 E Mississippi	0.40mi	3/2.0	1,204 (+8%)	7mo	$198,000	$164	59
104 Terra Dr	0.74mi	3/1.0	1,127 (+1%)	5mo	$134,000	$119	57
122 S Apple St	0.50mi	3/2.0	1,250 (+12%)	2mo	$202,000	$162	53
521 E Mississippi St	0.40mi	3/2.0	1,203 (+8%)	22mo	$173,000	$144	48
105 Rhode Island St	0.68mi	3/1.0	1,040 (-6%)	11mo	$135,000	$130	46
519 E Mississippi St	0.45mi	3/2.0	1,200 (+8%)	23mo	$182,590	$152	45
509 E Mississippi St	0.46mi	3/2.0	1,200 (+8%)	22mo	$183,500	$153	45
303 E Center St	0.64mi	2/2.0 (-1)	1,120 (+1%)	21mo	$147,000	$131	44
302 E Mississippi St	0.57mi	2/2.0 (-1)	1,000 (-10%)	10mo	$152,000	$152	41
416 N Beech St	0.51mi	3/2.0	1,269 (+14%)	16mo	$155,000	$122	38
803 N Main St	0.71mi	3/2.0	1,223 (+10%)	19mo	$102,500	$84	33

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-7,669
• Equity at exit: $16,386

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $6,309
• Equity at exit: $9,502

Cash invested: $30,772 (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 72012

• Home prices YoY: -15.4%
• Active inventory: 151
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,079 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$70 /mo · $846/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $160

Break-even live

Break-even rent $877

Max offer price $109,900

Occupancy floor 80%

Sensitivity live

Price	-10% $222	-5% $191	+0% $160	+5% $128	+10% $97
Rent	-10% $74	-5% $117	+0% $160	+5% $202	+10% $245
Rate	-1.0pp $215	-0.5pp $188	base $160	+0.5pp $131	+1.0pp $102

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 N Elm St Beebe, AR	2.0	1.0	1028	$795	$0.77	24d	1	0.96mi
606 Oregon St Beebe, AR	2.0	2.0	1394	$1,095	$0.79	44d	1	1.13mi
213 N Hickory St Beebe, AR	4.0	1.0	1380	$1,450	$1.05	24d	1	1.14mi

Listing history 22 events

1. 2026-06-19
   days on market $109,900 Active 99 DOM
2. 2026-06-18
   days on market $109,900 Active 98 DOM
3. 2026-06-17
   days on market $109,900 Active 97 DOM
4. 2026-06-16
   days on market $109,900 Active 96 DOM
5. 2026-06-15
   days on market $109,900 Active 95 DOM
6. 2026-06-14
   days on market $109,900 Active 93 DOM
7. 2026-06-12
   days on market $109,900 Active 92 DOM
8. 2026-06-09
   days on market $109,900 Active 89 DOM
9. 2026-06-08
   days on market $109,900 Active 88 DOM
10. 2026-06-07
    days on market $109,900 Active 87 DOM
11. 2026-06-05
    days on market $109,900 Active 84 DOM
12. 2026-06-03
    days on market $109,900 Active 83 DOM
13. 2026-06-02
    days on market $109,900 Active 82 DOM
14. 2026-06-01
    days on market $109,900 Active 81 DOM
15. 2026-05-31
    days on market $109,900 Active 80 DOM
16. 2026-05-30
    days on market $109,900 Active 79 DOM
17. 2026-03-13
    listed $119,900 New Listing 569-char remark

    Show marketing remark (569 chars)

    Investor opportunity in Beebe. This 3 bedroom 1.5 bath home sits on approximately 1.28 acres and offers plenty of potential for the right buyer. With a spacious lot and room to improve, this property could be a great project for investors, flippers, or buyers looking to build equity. The home offers a functional layout and a large yard with plenty of space for outdoor activities, storage, or future expansion. Located close to schools, shopping, and dining with easy access to surrounding areas. Property is a foreclosure and is being sold as is. Agents see remarks.

18. 2021-03-31
    soldstatus $108,000
19. 2021-03-30
    soldstatus $108,000 Sold 309-char remark

    Show marketing remark (309 chars)

    Adorable, completely remodeled ranch home in the heart of Beebe! All new: Luxury Vinyl Plank floors throughout, trim, hardware, light fixtures and deck. Newer windows, roof is 9 years old. One car garage All on 1.28 acres! Don't miss out on this wonderful home. Perfect for first time home buyer or investor!

20. 2021-01-26
    historical 309-char remark

    Show marketing remark (309 chars)

    Adorable, completely remodeled ranch home in the heart of Beebe! All new: Luxury Vinyl Plank floors throughout, trim, hardware, light fixtures and deck. Newer windows, roof is 9 years old. One car garage All on 1.28 acres! Don't miss out on this wonderful home. Perfect for first time home buyer or investor!

21. 2021-01-16
    listed $110,000 New Listing 309-char remark

    Show marketing remark (309 chars)

    Adorable, completely remodeled ranch home in the heart of Beebe! All new: Luxury Vinyl Plank floors throughout, trim, hardware, light fixtures and deck. Newer windows, roof is 9 years old. One car garage All on 1.28 acres! Don't miss out on this wonderful home. Perfect for first time home buyer or investor!

22. 1995-08-11
    soldstatus $44,000

ⓘ 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: $846 · $70/mo
• Projected year-2 tax: $846 · $70/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,945
• − Mortgage interest: −$6,156
• − Property taxes: −$846
• − Insurance: −$550
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − Depreciation: −$3,197
• Taxable income: $125
• Est. tax owed @ 24.0%: −$30
• After-tax cash flow: $1,885/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: Beebe School District
• NCES district ID: 0502880
• Math proficiency: 44% ▼ -10.00%
• Reading proficiency: 36% ▼ -7.00%
• Median HH income: $45,433
• Composite: 34.1/100
• National rank: #5293
• State rank: #64 of 238 in AR

Livability — Beebe

• Score: 66/100
• State rank: #114
• US rank: #11235

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beebe, AR
• Population (ZIP): 13,663

Population outlook (White County) Hauer SSP2

• Today (2025): 82,310 people
• By 2030: 83,861 · +1.9%
• By 2040: 86,492 · +5.1%
• By 2050: 88,246 · +7.2%
• By 2075: 91,307 · +10.9%
• By 2100: 91,548 · +11.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 3% Black 1%
• Common ancestry: Slovak 3% Italian 2% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · White

• 2024 margin: Solid R (+61.2) · D 18.3% · R 79.5% · Other 2.2%
• 2008→2024 swing: -14.0pp toward R · 2008: -47.2pp · 2024: -61.2pp
• All cycles: 2024: R+61.2 2020: R+58.9 2016: R+57.9 2012: R+53.7 2008: R+47.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.40%
• Current HPI: 221.5962
• 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

+172.5% since first listed

6 events — show timeline

• 2026-03-13 Listed $119,900 CARMLS
• 2021-03-31 Sold (Public Records) $108,000 Public Records
• 2021-03-30 Sold (MLS) $108,000 CARMLS
• 2021-01-26 Listing Removed — CARMLS
• 2021-01-16 Listed $110,000 CARMLS
• 1995-08-11 Sold (Public Records) $44,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $846 · +0.0% YoY. Source: county tax records.