4 Jefferson Dr · Charleston, AR 72933

$179,900

3 bd · 1.0 ba · 1,170 sqft · SingleFamily public records · 122 Days on market

Built 1971 0.34 ac lot $154/sqft · at area comps Est $186k · at est.

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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).

• Appreciation +10.0/10.0
• ARV discount +8.9/15.0
• Cash flow +8.1/30.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.3/10.0

Listing remarks MLS

An exceptional opportunity awaits with this beautifully updated yet still the original charm of this 3-bedroom, 2-bathroom home, perfectly situated on a generous corner lot. Enjoy modern living with fresh interior and unparalleled convenience to the highly-rated Charleston schools. The property boasts practical features like an insulated single-car garage, ideal for a workshop and a floored attic for extra storage. An in-ground storm shelter resides in the backyard for those stormy nights. Peace of mind comes with recent investments, including a new roof (2022) , hot water tank (2024). This residence offers desirable features, a prime location, and essential upgrades for comfortable living.

Key facts

• Floored attic
• Corner lot
• 0.34 acre lot

Tags

• CORNER LOT
• INSULATED SINGLE-CAR GARAGE
• FLOORED ATTIC
• IN-GROUND STORM SHELTER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-178 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (17.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (36.6% below list).
• Recommended offer: $114k (36.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#70 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.
• Charleston School District (rural): math 46% / reading 43% proficiency, ranked #39 of 238 in AR (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Charleston Elementary School (math 56% / reading 41%, grade D, #109 of 454 statewide, top 25%, 454 students, 47% FRL); Charleston High School (math 38% / reading 46%, grade F, #38 of 292 statewide, top 14%, 435 students, 44% FRL).
• Market conditions: 51 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 23 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Franklin County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago 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 $130k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,033 (36.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — 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. 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: 0.63% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.24%
• DSCR: 0.81
• GRM: 13.1

CMA / ARV

• ARV (median comp): $185,818
• List price: $179,900
• Delta: -3.19%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Fifth St	0.21mi	3/1.0	1,221 (+4%)	10mo	$137,000	$112	74
25 Sixth St	0.25mi	3/1.0	1,096 (-6%)	9mo	$142,250	$130	70
611 Darrin Dr	0.36mi	3/1.0	1,109 (-5%)	6mo	$142,000	$128	69
108 Church St	0.19mi	2/1.0 (-1)	1,042 (-11%)	4mo	$59,900	$57	65
415 Francis Ln	0.39mi	2/2.0 (-1)	1,144 (-2%)	10mo	$154,750	$135	61
614 N School St	0.27mi	4/1.0 (+1)	1,300 (+11%)	6mo	$134,000	$103	58
722 2nd St	0.49mi	3/1.0	1,064 (-9%)	6mo	$120,000	$113	57
422 Prairie St	0.59mi	2/1.0 (-1)	1,089 (-7%)	8mo	$42,500	$39	50
322 N Seventh St	0.44mi	3/2.0	1,344 (+15%)	2mo	$185,000	$138	50
705 Newton St	0.72mi	3/2.0	1,079 (-8%)	3mo	$170,000	$158	47
703 S Hancock St	0.65mi	3/1.0	1,300 (+11%)	12mo	$120,000	$92	42
526 N Vine St	0.68mi	3/1.0	1,000 (-14%)	13mo	$129,000	$129	33

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.3%
• Equity multiple: 2.72×
• Total profit: $86,564
• Equity at exit: $162,068

10-year hold

• IRR: 19.2%
• Equity multiple: 6.23×
• Total profit: $263,661
• Equity at exit: $349,506

Cash invested: $50,372 (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 72933

• Home prices YoY: 5.8%
• Active inventory: 51
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $1,140 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$60 /mo · $725/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $-178

Break-even live

Break-even rent $1,366

Max offer price $148,474

Occupancy floor —

Sensitivity live

Price	-10% $-76	-5% $-127	+0% $-178	+5% $-229	+10% $-280
Rent	-10% $-268	-5% $-223	+0% $-178	+5% $-133	+10% $-88
Rate	-1.0pp $-87	-0.5pp $-132	base $-178	+0.5pp $-225	+1.0pp $-272

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
96 N School St Unit 15 Charleston, AR	2.0	1.5	952	$1,195	$1.26	15d	1	0.08mi
12832 Arkansas 217 Unit A-1 Charleston, AR	2.0	2.0	864	$800	$0.93	45d	1	0.57mi

Listing history 28 events

1. 2026-06-21
   days on market $179,900 Active 122 DOM
2. 2026-06-19
   days on market $179,900 Active 120 DOM
3. 2026-06-18
   days on market $179,900 Active 119 DOM
4. 2026-06-17
   price $179,900 Active 118 DOM
5. 2026-06-17
   days on market $185,000 Active 118 DOM
6. 2026-06-16
   days on market $185,000 Active 117 DOM
7. 2026-06-15
   days on market $185,000 Active 116 DOM
8. 2026-06-14
   days on market $185,000 Active 114 DOM
9. 2026-06-12
   days on market $185,000 Active 113 DOM
10. 2026-06-09
    days on market $185,000 Active 110 DOM
11. 2026-06-08
    days on market $185,000 Active 109 DOM
12. 2026-06-07
    days on market $185,000 Active 108 DOM
13. 2026-06-07
    days on market $185,000 Active 107 DOM
14. 2026-06-04
    days on market $185,000 Active 104 DOM
15. 2026-06-02
    days on market $185,000 Active 103 DOM
16. 2026-06-01
    days on market $185,000 Active 102 DOM
17. 2026-05-31
    days on market $185,000 Active 101 DOM
18. 2026-05-31
    days on market $185,000 Active 100 DOM
19. 2026-02-19
    listed $185,000 Active 699-char remark

    Show marketing remark (699 chars)

    An exceptional opportunity awaits with this beautifully updated yet still the original charm of this 3-bedroom, 2-bathroom home, perfectly situated on a generous corner lot. Enjoy modern living with fresh interior and unparalleled convenience to the highly-rated Charleston schools. The property boasts practical features like an insulated single-car garage, ideal for a workshop and a floored attic for extra storage. An in-ground storm shelter resides in the backyard for those stormy nights. Peace of mind comes with recent investments, including a new roof (2022) , hot water tank (2024). This residence offers desirable features, a prime location, and essential upgrades for comfortable living.

20. 2023-07-06
    soldstatus $130,000
21. 2021-10-12
    soldstatus $98,991
22. 2021-10-06
    soldstatus $98,911 407-char remark

    Show marketing remark (407 chars)

    Look fast and hard. This one will go quick. This back to school special is a short walk to the Charleston School District. Very convenient distance to downtown to shops and eating places. This home is an updated 3bed 1bath with 1050 SQFT heated and cooled space. Hard wood floors in the living area and bedrooms. Tile in kitchens and bathroom. New A/C unit replaced this year. Call today for your showing.

23. 2021-10-06
    soldstatus $98,911

    Show marketing remark (407 chars)

    Look fast and hard. This one will go quick. This back to school special is a short walk to the Charleston School District. Very convenient distance to downtown to shops and eating places. This home is an updated 3bed 1bath with 1050 SQFT heated and cooled space. Hard wood floors in the living area and bedrooms. Tile in kitchens and bathroom. New A/C unit replaced this year. Call today for your showing.

24. 2021-07-26
    listed $98,991 407-char remark

    Show marketing remark (407 chars)

    Look fast and hard. This one will go quick. This back to school special is a short walk to the Charleston School District. Very convenient distance to downtown to shops and eating places. This home is an updated 3bed 1bath with 1050 SQFT heated and cooled space. Hard wood floors in the living area and bedrooms. Tile in kitchens and bathroom. New A/C unit replaced this year. Call today for your showing.

25. 2021-07-26
    listed $98,991

    Show marketing remark (407 chars)

    Look fast and hard. This one will go quick. This back to school special is a short walk to the Charleston School District. Very convenient distance to downtown to shops and eating places. This home is an updated 3bed 1bath with 1050 SQFT heated and cooled space. Hard wood floors in the living area and bedrooms. Tile in kitchens and bathroom. New A/C unit replaced this year. Call today for your showing.

26. 2014-10-06
    soldstatus $54,500
27. 2010-05-04
    soldstatus $48,000
28. 1994-06-07
    soldstatus $20,000

ⓘ 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: $725 · $60/mo
• Projected year-2 tax: $1,151 · $96/mo
• Expected delta: +$427/yr (+$36/mo · 58.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,684
• − Mortgage interest: −$10,077
• − Property taxes: −$725
• − Insurance: −$900
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$5,233
• Taxable loss: −$5,440
• Est. tax savings @ 24.0%: +$1,306
• After-tax cash flow: $-829/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: Charleston School District
• NCES district ID: 0504200
• Math proficiency: 46% ▼ -12.00%
• Reading proficiency: 43% ▼ -9.00%
• Median HH income: $47,155
• Composite: 37.97/100
• National rank: #4296
• State rank: #39 of 238 in AR

Livability — Charleston

• Score: 69/100
• State rank: #70
• US rank: #8583

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charleston, AR
• Population (ZIP): 5,207

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 16,946 people
• By 2030: 16,403 · -3.2%
• By 2040: 15,303 · -9.7%
• By 2050: 14,243 · -16.0%
• By 2075: 12,136 · -28.4%
• By 2100: 10,443 · -38.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 10% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Iranian 2% Italian 1%
• Foreign-born: 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+62.4) · D 17.7% · R 80.1% · Other 2.2%
• 2008→2024 swing: -23.1pp toward R · 2008: -39.3pp · 2024: -62.4pp
• All cycles: 2024: R+62.4 2020: R+61.4 2016: R+54.6 2012: R+44.4 2008: R+39.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.06%
• Current HPI: 273.2222
• 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

+825.0% since first listed

10 events — show timeline

• 2026-02-19 Listed $185,000 WRVBOR
• 2023-07-06 Sold (Public Records) $130,000 Public Records
• 2021-10-12 Sold (Public Records) $98,991 Public Records
• 2021-10-06 Sold (MLS) $98,911 NWARMLS
• 2021-10-06 Sold (MLS) $98,911 WRVBOR
• 2021-07-26 Listed $98,991 NWARMLS
• 2021-07-26 Listed $98,991 WRVBOR
• 2014-10-06 Sold (Public Records) $54,500 Public Records
• 2010-05-04 Sold (Public Records) $48,000 Public Records
• 1994-06-07 Sold (Public Records) $20,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $725 · +11.1% YoY. Source: county tax records.