705 S 27 Hwy · Marshall, AR 72650

$129,500

3 bd · 1.5 ba · 1,252 sqft · SingleFamily public records · 287 Days on market

Built 1950 0.25 ac lot $103/sqft · 21% above area Est $107k · 21% 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 +17.5/30.0
• DSCR +5.5/10.0
• Appreciation +5.0/10.0
• 1% rule +3.5/10.0
• Livability +3.3/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Beautifully updated 1,252 sq ft, 3 bedroom, 2 bath home in the heart of Marshall, Arkansas. Located just off the historic courthouse square and minutes from the Buffalo National River. This home features an open floor plan with new flooring, modern kitchen with stainless steel appliances, updated bathrooms, fresh paint, and move-in ready condition. This property is a very busy nightly rental. Spacious bedrooms, and abundant natural light throughout. Level yard with shade trees, firepit, and space for outdoor entertaining. City utilities, high-speed internet available, and easy access to local dining, shopping, and schools. Perfect for full-time living, vacation home, or short-term rental investment.

Key facts

• Open floor plan
• Level yard
• Natural light

Tags

• OPEN FLOOR PLAN
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• UPDATED BATHROOMS
• NATURAL LIGHT
• LEVEL YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/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 $110k (14.8% below list).
• Recommended offer: $110k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.5% in Marshall — 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 (#115 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D-, amenities F, commute F.
• Searcy County School District (rural): math 39% / reading 40% proficiency, ranked #82 of 238 in AR (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Marshall Elementary School (math 64% / reading 34%, grade D, #93 of 454 statewide, top 23%, 293 students, 99% FRL); Leslie Elementary School (math 47% / reading 37%, grade D-, #78 of 201 statewide, top 40%, 190 students, 98% FRL); Marshall High School (math 28% / reading 43%, grade F, #85 of 292 statewide, top 30%, 358 students, 99% FRL) — zoned schools average 99% FRL vs 57% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 80 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($895 loan paydown + $4k appreciation (3.0% local appreciation)).
• Searcy County population projected at -26% 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 $36k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 287 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $18k; list at $130k implies a 619% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,308 (14.8% below list)

Questions for the listing agent

1. It's been on market 287 days. Have you received any prior offers? Is the seller open to a 15% 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 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 D 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. 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?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.27%
• DSCR: 1.15
• GRM: 9.8

CMA / ARV

• ARV (median comp): $106,600
• List price: $129,500
• Delta: 21.48%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 Walnut St	0.15mi	2/1.0 (-1)	1,274 (+2%)	3mo	$64,500	$51	80
405 Walnut St	0.18mi	3/2.0	1,088 (-13%)	9mo	$154,000	$142	60
208 N Center St	0.38mi	2/1.0 (-1)	1,120 (-10%)	19mo	$40,000	$36	42
609 Canaan Rd	0.53mi	2/2.0 (-1)	1,344 (+7%)	21mo	$159,900	$119	39

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: 10.5%
• Equity multiple: 1.60×
• Total profit: $21,841
• Equity at exit: $58,229

10-year hold

• IRR: 12.8%
• Equity multiple: 2.90×
• Total profit: $68,864
• Equity at exit: $89,738

Cash invested: $36,260 (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 72650

• Active inventory: 80
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,103 medium
• Mortgage (P&I): −$679
• Tax from tax record: −$39 /mo · $473/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $99

Break-even live

Break-even rent $978

Max offer price $129,500

Occupancy floor 86%

Sensitivity live

Price	-10% $172	-5% $136	+0% $99	+5% $62	+10% $26
Rent	-10% $12	-5% $55	+0% $99	+5% $142	+10% $186
Rate	-1.0pp $164	-0.5pp $132	base $99	+0.5pp $65	+1.0pp $31

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-13
   status $129,500 Under Contract 287 DOM
2. 2026-06-12
   days on market $129,500 Active 287 DOM
3. 2026-06-09
   days on market $129,500 Active 284 DOM
4. 2026-06-08
   days on market $129,500 Active 283 DOM
5. 2026-06-07
   days on market $129,500 Active 282 DOM
6. 2026-06-07
   days on market $129,500 Active 281 DOM
7. 2026-06-04
   days on market $129,500 Active 278 DOM
8. 2026-06-02
   days on market $129,500 Active 277 DOM
9. 2026-06-01
   days on market $129,500 Active 276 DOM
10. 2026-05-31
    days on market $129,500 Active 275 DOM
11. 2026-05-31
    days on market $129,500 Active 274 DOM
12. 2026-03-17
    status Back on Market 708-char remark

    Show marketing remark (708 chars)

    Beautifully updated 1,252 sq ft, 3 bedroom, 2 bath home in the heart of Marshall, Arkansas. Located just off the historic courthouse square and minutes from the Buffalo National River. This home features an open floor plan with new flooring, modern kitchen with stainless steel appliances, updated bathrooms, fresh paint, and move-in ready condition. This property is a very busy nightly rental. Spacious bedrooms, and abundant natural light throughout. Level yard with shade trees, firepit, and space for outdoor entertaining. City utilities, high-speed internet available, and easy access to local dining, shopping, and schools. Perfect for full-time living, vacation home, or short-term rental investment.

13. 2026-03-11
    status Under Contract 708-char remark

    Show marketing remark (708 chars)

    Beautifully updated 1,252 sq ft, 3 bedroom, 2 bath home in the heart of Marshall, Arkansas. Located just off the historic courthouse square and minutes from the Buffalo National River. This home features an open floor plan with new flooring, modern kitchen with stainless steel appliances, updated bathrooms, fresh paint, and move-in ready condition. This property is a very busy nightly rental. Spacious bedrooms, and abundant natural light throughout. Level yard with shade trees, firepit, and space for outdoor entertaining. City utilities, high-speed internet available, and easy access to local dining, shopping, and schools. Perfect for full-time living, vacation home, or short-term rental investment.

14. 2025-11-03
    status Back on Market 708-char remark

    Show marketing remark (708 chars)

    Beautifully updated 1,252 sq ft, 3 bedroom, 2 bath home in the heart of Marshall, Arkansas. Located just off the historic courthouse square and minutes from the Buffalo National River. This home features an open floor plan with new flooring, modern kitchen with stainless steel appliances, updated bathrooms, fresh paint, and move-in ready condition. This property is a very busy nightly rental. Spacious bedrooms, and abundant natural light throughout. Level yard with shade trees, firepit, and space for outdoor entertaining. City utilities, high-speed internet available, and easy access to local dining, shopping, and schools. Perfect for full-time living, vacation home, or short-term rental investment.

15. 2025-10-04
    historical Escape Clause 708-char remark

    Show marketing remark (708 chars)

    Beautifully updated 1,252 sq ft, 3 bedroom, 2 bath home in the heart of Marshall, Arkansas. Located just off the historic courthouse square and minutes from the Buffalo National River. This home features an open floor plan with new flooring, modern kitchen with stainless steel appliances, updated bathrooms, fresh paint, and move-in ready condition. This property is a very busy nightly rental. Spacious bedrooms, and abundant natural light throughout. Level yard with shade trees, firepit, and space for outdoor entertaining. City utilities, high-speed internet available, and easy access to local dining, shopping, and schools. Perfect for full-time living, vacation home, or short-term rental investment.

16. 2025-09-23
    status Under Contract 708-char remark

    Show marketing remark (708 chars)

    Beautifully updated 1,252 sq ft, 3 bedroom, 2 bath home in the heart of Marshall, Arkansas. Located just off the historic courthouse square and minutes from the Buffalo National River. This home features an open floor plan with new flooring, modern kitchen with stainless steel appliances, updated bathrooms, fresh paint, and move-in ready condition. This property is a very busy nightly rental. Spacious bedrooms, and abundant natural light throughout. Level yard with shade trees, firepit, and space for outdoor entertaining. City utilities, high-speed internet available, and easy access to local dining, shopping, and schools. Perfect for full-time living, vacation home, or short-term rental investment.

17. 2025-08-11
    listed $129,500 New Listing 708-char remark

    Show marketing remark (708 chars)

    Beautifully updated 1,252 sq ft, 3 bedroom, 2 bath home in the heart of Marshall, Arkansas. Located just off the historic courthouse square and minutes from the Buffalo National River. This home features an open floor plan with new flooring, modern kitchen with stainless steel appliances, updated bathrooms, fresh paint, and move-in ready condition. This property is a very busy nightly rental. Spacious bedrooms, and abundant natural light throughout. Level yard with shade trees, firepit, and space for outdoor entertaining. City utilities, high-speed internet available, and easy access to local dining, shopping, and schools. Perfect for full-time living, vacation home, or short-term rental investment.

18. 2020-03-20
    soldstatus $18,000
19. 2010-09-24
    soldstatus $24,000
20. 2002-02-15
    soldstatus $29,000
21. 1998-10-09
    soldstatus $20,000
22. 1997-12-23
    soldstatus $12,000
23. 1994-10-01
    soldstatus $18,000
24. 1990-07-01
    soldstatus $12,000

ⓘ 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: $473 · $39/mo
• Projected year-2 tax: $829 · $69/mo
• Expected delta: +$355/yr (+$30/mo · 75.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,237
• − Mortgage interest: −$7,254
• − Property taxes: −$473
• − Insurance: −$648
• − Repairs & maintenance: −$1,059
• − Management: −$1,059
• − Depreciation: −$3,767
• Taxable loss: −$1,023
• Est. tax savings @ 24.0%: +$246
• After-tax cash flow: $1,433/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: Searcy County School District
• NCES district ID: 0509480
• Math proficiency: 39% ▼ -16.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $31,222
• Composite: 32.28/100
• National rank: #5751
• State rank: #82 of 238 in AR

Livability — Marshall

• Score: 66/100
• State rank: #115
• US rank: #11273

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marshall, AR
• Population (ZIP): 4,462

Population outlook (Searcy County) Hauer SSP2

• Today (2025): 7,091 people
• By 2030: 6,656 · -6.1%
• By 2040: 5,868 · -17.2%
• By 2050: 5,250 · -26.0%
• By 2075: 4,407 · -37.9%
• By 2100: 3,834 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 3% Native American 2%
• Common ancestry: Iranian 4% Romanian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Searcy

• 2024 margin: Solid R (+72.2) · D 13.2% · R 85.4% · Other 1.4%
• 2008→2024 swing: -26.3pp toward R · 2008: -45.9pp · 2024: -72.2pp
• All cycles: 2024: R+72.2 2020: R+69.1 2016: R+63.7 2012: R+51.0 2008: R+45.9

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

+979.2% since first listed

13 events — show timeline

• 2026-03-17 Relisted — CARMLS
• 2026-03-11 Pending — CARMLS
• 2025-11-03 Relisted — CARMLS
• 2025-10-04 Contingent — CARMLS
• 2025-09-23 Pending — CARMLS
• 2025-08-11 Listed $129,500 CARMLS
• 2020-03-20 Sold (Public Records) $18,000 Public Records
• 2010-09-24 Sold (Public Records) $24,000 Public Records
• 2002-02-15 Sold (Public Records) $29,000 Public Records
• 1998-10-09 Sold (Public Records) $20,000 Public Records
• 1997-12-23 Sold (Public Records) $12,000 Public Records
• 1994-10-01 Sold (Public Records) $18,000 Public Records
• 1990-07-01 Sold (Public Records) $12,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $473 · +0.0% YoY. Source: county tax records.