124 S Burgess · Fouke, AR 71837

$124,900

3 bd · 2.0 ba · 1,208 sqft · SingleFamily public records · 175 Days on market

Built 2008 0.28 ac lot $103/sqft · 7% above area Est $117k · 7% over

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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 +19.5/30.0
• Appreciation +6.3/10.0
• DSCR +6.2/10.0
• 1% rule +4.3/10.0
• ARV discount +4.3/15.0
• Schools +3.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Do not disturb resident, home is occupied. There are 5 homes in Fouke AR available for purchase all or part with this home. 124 S Burgess, 144 S Burgess, 188 S Burgess, 44 PR 1248 & 124 MC 528. Amazing Country Cottage in beloved Fouke AR. This cottage features 3 bedrooms, 2 full bathrooms, open concept kitchen to living room, separate laundry room, large privacy fenced backyard, covered front & back porches. Located on a low traffic country road, welcome home!

Key facts

• Open concept kitchen
• Covered back porches
• 0.28 acre lot

Tags

• OPEN CONCEPT KITCHEN
• LARGE PRIVACY FENCED BACKYARD
• COVERED FRONT PORCHES
• COVERED BACK PORCHES
• LOW TRAFFIC COUNTRY ROAD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $142 ($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 $116k (6.7% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#373 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools D+, crime F, amenities F.
• Fouke School District (rural): math 37% / reading 40% proficiency, ranked #75 of 238 in AR (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 active listings in the ZIP; 21 units permitted in Miller County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($864 loan paydown + $3k appreciation (2.6% local appreciation)).
• Miller County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, 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 175 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $48k; list at $125k implies a 158% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 175 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 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.86%
• DSCR: 1.22
• GRM: 8.9

CMA / ARV

• ARV (median comp): $116,700
• List price: $124,900
• Delta: 7.03%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
144 S Burgess	0.03mi	3/2.0	1,170 (-3%)	1mo	$124,900	$107	92

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

Projected returns pro-forma

2.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.0%
• Equity multiple: 1.62×
• Total profit: $21,560
• Equity at exit: $53,523

10-year hold

• IRR: 13.5%
• Equity multiple: 2.92×
• Total profit: $67,202
• Equity at exit: $80,491

Cash invested: $34,972 (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 71837

• Home prices YoY: 0.9%
• Active inventory: 26
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,165 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$72 /mo · $858/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $142

Break-even live

Break-even rent $986

Max offer price $124,900

Occupancy floor 83%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $124,900 Active 175 DOM
2. 2026-06-18
   days on market $124,900 Active 174 DOM
3. 2026-06-17
   days on market $124,900 Active 173 DOM
4. 2026-06-16
   days on market $124,900 Active 172 DOM
5. 2026-06-15
   days on market $124,900 Active 171 DOM
6. 2026-06-14
   days on market $124,900 Active 169 DOM
7. 2026-06-13
   days on market $124,900 Active 168 DOM
8. 2026-06-10
   days on market $124,900 Active 166 DOM
9. 2026-06-09
   days on market $124,900 Active 165 DOM
10. 2026-06-08
    days on market $124,900 Active 164 DOM
11. 2026-06-07
    days on market $124,900 Active 163 DOM
12. 2026-06-05
    days on market $124,900 Active 160 DOM
13. 2026-06-03
    days on market $124,900 Active 159 DOM
14. 2026-06-02
    days on market $124,900 Active 158 DOM
15. 2026-06-01
    days on market $124,900 Active 157 DOM
16. 2026-05-31
    days on market $124,900 Active 156 DOM
17. 2026-05-30
    days on market $124,900 Active 155 DOM
18. 2026-02-05
    price $124,900 476-char remark

    Show marketing remark (476 chars)

    Do not disturb resident, home is occupied. There are 5 homes in Fouke AR available for purchase all or part with this home. 124 S Burgess, 144 S Burgess, 188 S Burgess, 44 PR 1248 & 124 MC 528. Amazing Country Cottage in beloved Fouke AR. This cottage features 3 bedrooms, 2 full bathrooms, open concept kitchen to living room, separate laundry room, large privacy fenced backyard, covered front & back porches. Located on a low traffic country road, welcome home!

19. 2025-12-26
    listed $130,000 Active 476-char remark

    Show marketing remark (476 chars)

    Do not disturb resident, home is occupied. There are 5 homes in Fouke AR available for purchase all or part with this home. 124 S Burgess, 144 S Burgess, 188 S Burgess, 44 PR 1248 & 124 MC 528. Amazing Country Cottage in beloved Fouke AR. This cottage features 3 bedrooms, 2 full bathrooms, open concept kitchen to living room, separate laundry room, large privacy fenced backyard, covered front & back porches. Located on a low traffic country road, welcome home!

20. 2019-10-08
    soldstatus $48,500 171-char remark

    Show marketing remark (171 chars)

    This home is a located within the city limits of Fouke and would make a great starter home or investment property. The inside is like new and is move in ready. Call today!

21. 2018-10-10
    soldstatus $48,500
22. 2018-04-23
    listed $60,000 171-char remark

    Show marketing remark (171 chars)

    This home is a located within the city limits of Fouke and would make a great starter home or investment property. The inside is like new and is move in ready. Call today!

23. 2008-07-15
    soldstatus $55,000

ⓘ 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: $858 · $72/mo
• Projected year-2 tax: $858 · $72/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 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: $13,979
• − Mortgage interest: −$6,996
• − Property taxes: −$858
• − Insurance: −$624
• − Repairs & maintenance: −$1,118
• − Management: −$1,118
• − Depreciation: −$3,633
• Taxable loss: −$370
• Est. tax savings @ 24.0%: +$89
• After-tax cash flow: $1,790/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: Fouke School District
• NCES district ID: 0506360
• Math proficiency: 37% ▼ -10.00%
• Reading proficiency: 40% ▼ -6.00%
• Median HH income: $43,624
• Composite: 32.63/100
• National rank: #5666
• State rank: #75 of 238 in AR

Livability — Fouke

• Score: 57/100
• State rank: #373
• US rank: #22350

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,850

Population outlook (Miller County) Hauer SSP2

• Today (2025): 44,197 people
• By 2030: 43,844 · -0.8%
• By 2040: 42,680 · -3.4%
• By 2050: 41,024 · -7.2%
• By 2075: 35,685 · -19.3%
• By 2100: 28,325 · -35.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 9% Two or more races 3% Native American 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Iranian 3% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 1%

Political lean MEDSL · Miller

• 2024 margin: Solid R (+51.1) · D 23.9% · R 74.9% · Other 1.2%
• 2008→2024 swing: -17.6pp toward R · 2008: -33.5pp · 2024: -51.1pp
• All cycles: 2024: R+51.1 2020: R+46.4 2016: R+43.8 2012: R+39.8 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.62%
• Current HPI: 288.5306
• 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

+127.1% since first listed

6 events — show timeline

• 2026-02-05 Price Changed $124,900 TBOR
• 2025-12-26 Listed $130,000 TBOR
• 2019-10-08 Sold (MLS) $48,500 TBOR
• 2018-10-10 Sold (Public Records) $48,500 Public Records
• 2018-04-23 Listed $60,000 TBOR
• 2008-07-15 Sold (Public Records) $55,000 Public Records

Property tax history

+8.6%/yr

Latest (2025): $858 · +10.0% YoY. Source: county tax records.