31610 E Hwy 54 · Dumas, AR 71639

$79,900

3 bd · 1.0 ba · 1,364 sqft · SingleFamily · 262 Days on market

Built 1961 Fair condition 1.50 ac lot ↓ 11% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Appreciation +9.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.6/10.0

Listing remarks MLS

31610 Hwy 54, Dumas, AR – Lincoln County This charming brick home offers highway frontage with the privacy of no immediate neighbors. Key features include:3 bedrooms, 1 bath, Brick exterior with a durable metal roof, Double carport, Yorktown water supply, Wood kitchen cabinets, attic fan that acts as an exaust fan, Water filter for the whole house, RV and boat shed + grain bin fwith concrete floor for your storage, Central heat and air with emergency heat heaters, 1.5 acre lot with no one living directly beside you. Enjoy quiet country living with convenient highway access! Some cosmetic updating will be needed so it is priced accordingly. Possible to do an RD loan if you add to do a repair escrow.

Key facts

• Highway frontage
• Metal roof
• Brick exterior

Tags

• HIGHWAY FRONTAGE
• NO IMMEDIATE NEIGHBORS
• BRICK EXTERIOR
• METAL ROOF
• DOUBLE CARPORT
• YORKTOWN WATER SUPPLY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#235 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Dumas School District (town): math 16% / reading 24% proficiency, ranked #215 of 238 in AR (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 6 active listings in the ZIP; 4 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($552 loan paydown + $6k appreciation (8.1% local appreciation)).
• At projected returns (8.1% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 262 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 262 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.45% ✓
• Cap rate: 11.70%
• Cash-on-cash: 19.32%
• DSCR: 1.86
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.4%
• Equity multiple: 3.52×
• Total profit: $56,380
• Equity at exit: $61,239

10-year hold

• IRR: 31.4%
• Equity multiple: 7.55×
• Total profit: $146,590
• Equity at exit: $122,076

Cash invested: $22,372 (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 71639

• Home prices YoY: 4.1%
• Active inventory: 6
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,155 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $360

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 64%

Sensitivity live

Price	-10% $415	-5% $388	+0% $360	+5% $333	+10% $305
Rent	-10% $269	-5% $315	+0% $360	+5% $406	+10% $451
Rate	-1.0pp $400	-0.5pp $381	base $360	+0.5pp $340	+1.0pp $318

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $79,900 Active 262 DOM
2. 2026-06-19
   days on market $79,900 Active 260 DOM
3. 2026-06-18
   days on market $79,900 Active 259 DOM
4. 2026-06-17
   days on market $79,900 Active 258 DOM
5. 2026-06-16
   days on market $79,900 Active 257 DOM
6. 2026-06-15
   days on market $79,900 Active 256 DOM
7. 2026-06-14
   days on market $79,900 Active 254 DOM
8. 2026-06-12
   days on market $79,900 Active 253 DOM
9. 2026-06-09
   days on market $79,900 Active 250 DOM
10. 2026-06-08
    days on market $79,900 Active 249 DOM
11. 2026-06-07
    days on market $79,900 Active 248 DOM
12. 2026-06-05
    days on market $79,900 Active 246 DOM
13. 2026-06-04
    days on market $79,900 Active 244 DOM
14. 2026-06-02
    statusdays on market $79,900 Active 243 DOM
15. 2026-06-01
    days on market $79,900 Price Change 242 DOM
16. 2026-05-31
    days on market $79,900 Price Change 241 DOM
17. 2026-05-31
    days on market $79,900 Price Change 240 DOM
18. 2026-04-15
    price $84,900 714-char remark

    Show marketing remark (714 chars)

    31610 Hwy 54, Dumas, AR – Lincoln County This charming brick home offers highway frontage with the privacy of no immediate neighbors. Key features include:3 bedrooms, 1 bath, Brick exterior with a durable metal roof, Double carport, Yorktown water supply, Wood kitchen cabinets, attic fan that acts as an exaust fan, Water filter for the whole house, RV and boat shed + grain bin fwith concrete floor for your storage, Central heat and air with emergency heat heaters, 1.5 acre lot with no one living directly beside you. Enjoy quiet country living with convenient highway access! Some cosmetic updating will be needed so it is priced accordingly. Possible to do an RD loan if you add to do a repair escrow.

19. 2026-03-31
    status Back on Market 714-char remark

    Show marketing remark (714 chars)

    31610 Hwy 54, Dumas, AR – Lincoln County This charming brick home offers highway frontage with the privacy of no immediate neighbors. Key features include:3 bedrooms, 1 bath, Brick exterior with a durable metal roof, Double carport, Yorktown water supply, Wood kitchen cabinets, attic fan that acts as an exaust fan, Water filter for the whole house, RV and boat shed + grain bin fwith concrete floor for your storage, Central heat and air with emergency heat heaters, 1.5 acre lot with no one living directly beside you. Enjoy quiet country living with convenient highway access! Some cosmetic updating will be needed so it is priced accordingly. Possible to do an RD loan if you add to do a repair escrow.

20. 2026-03-31
    historical 714-char remark

    Show marketing remark (714 chars)

    31610 Hwy 54, Dumas, AR – Lincoln County This charming brick home offers highway frontage with the privacy of no immediate neighbors. Key features include:3 bedrooms, 1 bath, Brick exterior with a durable metal roof, Double carport, Yorktown water supply, Wood kitchen cabinets, attic fan that acts as an exaust fan, Water filter for the whole house, RV and boat shed + grain bin fwith concrete floor for your storage, Central heat and air with emergency heat heaters, 1.5 acre lot with no one living directly beside you. Enjoy quiet country living with convenient highway access! Some cosmetic updating will be needed so it is priced accordingly. Possible to do an RD loan if you add to do a repair escrow.

21. 2026-03-13
    price $89,000 714-char remark

    Show marketing remark (714 chars)

    31610 Hwy 54, Dumas, AR – Lincoln County This charming brick home offers highway frontage with the privacy of no immediate neighbors. Key features include:3 bedrooms, 1 bath, Brick exterior with a durable metal roof, Double carport, Yorktown water supply, Wood kitchen cabinets, attic fan that acts as an exaust fan, Water filter for the whole house, RV and boat shed + grain bin fwith concrete floor for your storage, Central heat and air with emergency heat heaters, 1.5 acre lot with no one living directly beside you. Enjoy quiet country living with convenient highway access! Some cosmetic updating will be needed so it is priced accordingly. Possible to do an RD loan if you add to do a repair escrow.

22. 2025-10-01
    listed $95,000 New Listing 714-char remark

    Show marketing remark (714 chars)

    31610 Hwy 54, Dumas, AR – Lincoln County This charming brick home offers highway frontage with the privacy of no immediate neighbors. Key features include:3 bedrooms, 1 bath, Brick exterior with a durable metal roof, Double carport, Yorktown water supply, Wood kitchen cabinets, attic fan that acts as an exaust fan, Water filter for the whole house, RV and boat shed + grain bin fwith concrete floor for your storage, Central heat and air with emergency heat heaters, 1.5 acre lot with no one living directly beside you. Enjoy quiet country living with convenient highway access! Some cosmetic updating will be needed so it is priced accordingly. Possible to do an RD loan if you add to do a repair escrow.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $13,859
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$2,324
• Taxable income: $3,244
• Est. tax owed @ 24.0%: −$778
• After-tax cash flow: $3,544/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This charming brick home requires moderate updates to its kitchen and bathroom, as well as some landscaping improvements. The property is located on a quiet country road with highway frontage, making it a good investment opportunity.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate kitchen countertops — dated and in need of replacement
• Moderate kitchen appliances — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Moderate landscaping — overgrown vegetation needs trimming

Value-add opportunities

• Resale Updating kitchen cabinets, countertops, and appliances — Modernizing the kitchen will attract more buyers
• Resale Updating bathroom fixtures — Modernizing the bathroom will attract more buyers
• Both Landscaping and curb appeal improvements — Enhancing the exterior will increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
kitchen countertops · dated and in need of replacement	Moderate	$3,000–15,000
kitchen appliances · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
landscaping · overgrown vegetation needs trimming	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$15,000–75,000

Value-add ROI direction

• Resale Updating kitchen cabinets, countertops, and appliances — Modernizing the kitchen will attract more buyers ↑
• Resale Updating bathroom fixtures — Modernizing the bathroom will attract more buyers ↑
• Both Landscaping and curb appeal improvements — Enhancing the exterior will increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Dumas School District
• NCES district ID: 0505500
• Math proficiency: 16% ▼ -14.00%
• Reading proficiency: 24% ▼ -6.00%
• Median HH income: $29,945
• Composite: 15.97/100
• National rank: #9245
• State rank: #215 of 238 in AR

Livability — Dumas

• Score: 61/100
• State rank: #235
• US rank: #17649

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,385

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 13,516 people
• By 2030: 13,354 · -1.2%
• By 2040: 13,200 · -2.3%
• By 2050: 13,170 · -2.6%
• By 2075: 12,581 · -6.9%
• By 2100: 10,008 · -26.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (58%)
• Race & ethnicity: Black 58% White 34% Hispanic / Latino 7% Two or more races 1%
• Hispanic origin (detail): Mexican 7%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+50.1) · D 24.1% · R 74.2% · Other 1.7%
• 2008→2024 swing: -31.9pp toward R · 2008: -18.2pp · 2024: -50.1pp
• All cycles: 2024: R+50.1 2020: R+43.8 2016: R+31.5 2012: R+20.8 2008: R+18.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.10%
• Current HPI: 203.5771
• 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

-10.6% since first listed

5 events — show timeline

• 2026-04-15 Price Changed $84,900 CARMLS
• 2026-03-31 Relisted — CARMLS
• 2026-03-31 Listing Removed — CARMLS
• 2026-03-13 Price Changed $89,000 CARMLS
• 2025-10-01 Listed $95,000 CARMLS