1507 SW Maple St · Hoxie, AR 72433

$89,900

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 156 Days on market

0.25 ac lot $94/sqft · 13% below area Est $103k · 13% under ↓ 6% since listing

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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 +26.9/30.0
• ARV discount +13.2/15.0
• DSCR +9.3/10.0
• 1% rule +6.1/10.0
• Appreciation +5.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 3-bedroom, 1-bath home conveniently located to nearby amenities and the local school. This quaint brick home features a functional layout, covered carport and additional storage in back of carport. New shingles in 2025 and exterior of home has been recently repainted. A great option for first-time home buyers, downsizers, or investors looking for a well-located property. Disclaimer: Actual lot size is unknown.

Key facts

• Covered carport
• New shingles
• Additional storage

Tags

• COVERED CARPORT
• ADDITIONAL STORAGE
• NEW SHINGLES
• EXTERIOR RECENTLY REPAINTED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($995 rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#312 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B; Watch: schools F, amenities F, commute F.
• Hoxie School District (town): math 30% / reading 30% proficiency, ranked #158 of 238 in AR (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 10 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 63 units permitted in Lawrence County in 2024 (15 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($622 loan paydown + $911 appreciation (1.0% local appreciation)).
• Lawrence County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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: 1.11% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.93%
• DSCR: 1.53
• GRM: 7.5

CMA / ARV

• ARV (median comp): $102,972
• List price: $89,900
• Delta: -12.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1309 SW Maple St	0.11mi	3/1.0	1,054 (+10%)	6mo	$103,500	$98	73
1206 SE Third St	0.36mi	3/1.0	1,008 (+5%)	3mo	$33,000	$33	73
203 Cotter	0.69mi	3/2.0	1,000 (+4%)	6mo	$135,000	$135	51
431 Affinity St	0.68mi	3/1.0	988 (+3%)	20mo	$65,000	$66	47

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

Projected returns pro-forma

1.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.7%
• Equity multiple: 1.70×
• Total profit: $17,634
• Equity at exit: $30,750

10-year hold

• IRR: 17.3%
• Equity multiple: 3.09×
• Total profit: $52,673
• Equity at exit: $40,911

Cash invested: $25,172 (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 72433

• Home prices YoY: 0.4%
• Active inventory: 10
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $995 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$27 /mo · $324/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $250

Break-even live

Break-even rent $678

Max offer price $89,900

Occupancy floor 70%

Sensitivity live

Price	-10% $301	-5% $276	+0% $250	+5% $225	+10% $199
Rent	-10% $172	-5% $211	+0% $250	+5% $289	+10% $329
Rate	-1.0pp $295	-0.5pp $273	base $250	+0.5pp $227	+1.0pp $203

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1203 SE 3rd St Apt C Hoxie, AR	3.0	1.0	950	$995	$1.05	44d	1	0.38mi

Listing history 22 events

1. 2026-06-19
   days on market $89,900 Active 156 DOM
2. 2026-06-18
   days on market $89,900 Active 155 DOM
3. 2026-06-17
   days on market $89,900 Active 154 DOM
4. 2026-06-16
   days on market $89,900 Active 153 DOM
5. 2026-06-15
   days on market $89,900 Active 152 DOM
6. 2026-06-14
   days on market $89,900 Active 150 DOM
7. 2026-06-12
   days on market $89,900 Active 149 DOM
8. 2026-06-09
   days on market $89,900 Active 146 DOM
9. 2026-06-08
   days on market $89,900 Active 145 DOM
10. 2026-06-07
    days on market $89,900 Active 144 DOM
11. 2026-06-05
    days on market $89,900 Active 142 DOM
12. 2026-06-04
    days on market $89,900 Active 140 DOM
13. 2026-06-02
    days on market $89,900 Active 139 DOM
14. 2026-06-01
    days on market $89,900 Active 138 DOM
15. 2026-05-31
    days on market $89,900 Active 137 DOM
16. 2026-05-31
    days on market $89,900 Active 136 DOM
17. 2026-04-25
    price $89,900 422-char remark

    Show marketing remark (422 chars)

    Charming 3-bedroom, 1-bath home conveniently located to nearby amenities and the local school. This quaint brick home features a functional layout, covered carport and additional storage in back of carport. New shingles in 2025 and exterior of home has been recently repainted. A great option for first-time home buyers, downsizers, or investors looking for a well-located property. Disclaimer: Actual lot size is unknown.

18. 2026-04-25
    price $89,900 422-char remark

    Show marketing remark (422 chars)

    Charming 3-bedroom, 1-bath home conveniently located to nearby amenities and the local school. This quaint brick home features a functional layout, covered carport and additional storage in back of carport. New shingles in 2025 and exterior of home has been recently repainted. A great option for first-time home buyers, downsizers, or investors looking for a well-located property. Disclaimer: Actual lot size is unknown.

19. 2026-03-24
    price $91,900 422-char remark

    Show marketing remark (422 chars)

    Charming 3-bedroom, 1-bath home conveniently located to nearby amenities and the local school. This quaint brick home features a functional layout, covered carport and additional storage in back of carport. New shingles in 2025 and exterior of home has been recently repainted. A great option for first-time home buyers, downsizers, or investors looking for a well-located property. Disclaimer: Actual lot size is unknown.

20. 2026-03-24
    price $91,900 422-char remark

    Show marketing remark (422 chars)

    Charming 3-bedroom, 1-bath home conveniently located to nearby amenities and the local school. This quaint brick home features a functional layout, covered carport and additional storage in back of carport. New shingles in 2025 and exterior of home has been recently repainted. A great option for first-time home buyers, downsizers, or investors looking for a well-located property. Disclaimer: Actual lot size is unknown.

21. 2026-01-14
    listed $95,900 Active 422-char remark

    Show marketing remark (422 chars)

    Charming 3-bedroom, 1-bath home conveniently located to nearby amenities and the local school. This quaint brick home features a functional layout, covered carport and additional storage in back of carport. New shingles in 2025 and exterior of home has been recently repainted. A great option for first-time home buyers, downsizers, or investors looking for a well-located property. Disclaimer: Actual lot size is unknown.

22. 2026-01-13
    listed $95,900 New Listing 422-char remark

    Show marketing remark (422 chars)

    Charming 3-bedroom, 1-bath home conveniently located to nearby amenities and the local school. This quaint brick home features a functional layout, covered carport and additional storage in back of carport. New shingles in 2025 and exterior of home has been recently repainted. A great option for first-time home buyers, downsizers, or investors looking for a well-located property. Disclaimer: Actual lot size is unknown.

ⓘ 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: $324 · $27/mo
• Projected year-2 tax: $575 · $48/mo
• Expected delta: +$252/yr (+$21/mo · 77.8%)

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

Taxation est. · year 1

• Rental income: $11,940
• − Mortgage interest: −$5,036
• − Property taxes: −$324
• − Insurance: −$450
• − Repairs & maintenance: −$955
• − Management: −$955
• − Depreciation: −$2,615
• Taxable income: $1,605
• Est. tax owed @ 24.0%: −$385
• After-tax cash flow: $2,617/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: Hoxie School District
• NCES district ID: 0507990
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 30% ▼ -15.00%
• Median HH income: $32,220
• Composite: 24.51/100
• National rank: #7648
• State rank: #158 of 238 in AR

Livability — Hoxie

• Score: 58/100
• State rank: #312
• US rank: #20774

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hoxie, AR
• Population (ZIP): 2,648

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 15,453 people
• By 2030: 14,697 · -4.9%
• By 2040: 13,247 · -14.3%
• By 2050: 11,937 · -22.8%
• By 2075: 9,466 · -38.7%
• By 2100: 7,441 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Slovak 3% Romanian 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+64.0) · D 16.9% · R 81.0% · Other 2.1%
• 2008→2024 swing: -43.1pp toward R · 2008: -20.9pp · 2024: -64.0pp
• All cycles: 2024: R+64.0 2020: R+59.6 2016: R+49.8 2012: R+31.6 2008: R+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.01%
• Current HPI: 229.367
• 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

-6.3% since first listed

6 events — show timeline

• 2026-04-25 Price Changed $89,900 CARMLS
• 2026-04-25 Price Changed $89,900 Batesville
• 2026-03-24 Price Changed $91,900 CARMLS
• 2026-03-24 Price Changed $91,900 Batesville
• 2026-01-14 Listed $95,900 Batesville
• 2026-01-13 Listed $95,900 CARMLS

Property tax history

+3.1%/yr

Latest (2025): $324 · +8.1% YoY. Source: county tax records.