207 Spring St · Marshall, AR 72650

$99,750

3 bd · 1.0 ba · 1,134 sqft · SingleFamily public records · 1 Days on market

Built 1975 6,969 sqft lot

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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 +25.8/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Appreciation +5.0/10.0
• Livability +3.3/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Home on 0.25 Acres for sale in the city limits of Marshall, AR 72650. The home 1134 sq. ft. home has 3 Bedrooms, 1 Bathroom, and an outbuilding. 4 years ago, the home had some upgrades. A new electric hot water heater was installed. The Electric panel was moved and more amps were installed to make a 200 amp service. The wall between the living room and kitchen was opened up to give an open feel. There are hardwood though out most of the home.

Key facts

• Durable metal roof
• Updated interior
• Clean vinyl siding

Tags

• MOVE IN READY
• FRESHLY REMODELED
• DURABLE METAL ROOF
• CLEAN VINYL SIDING
• UPDATED INTERIOR
• DEDICATED LAUNDRY AREA

Property features AI

Exterior

• Parking: Detached parking
• Utilities: Public sewer; Public water; Municipal electric (Entergy); Propane/butane gas
• Home design: Single-family property
• Construction: Metal roof; Crawl space foundation
• Exterior features: Metal/Vinyl siding; Paved road access; Level lot; Inside city limits

Interior

• Kitchen: Built-in stove; Microwave; Refrigerator included
• Flooring: Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Central electric cooling
• Interior features: Vinyl and wood floors; Laundry room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 9.2% 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: schools D+, crime D-, amenities 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.
• Market conditions: 79 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($690 loan paydown + $3k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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 $73k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $99,750

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.05% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.41%
• DSCR: 1.46
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $57,834
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
405 Walnut St	0.19mi	3/2.0	1,088 (-4%)	9mo	$154,000	$142	73
404 Walnut St	0.17mi	2/1.0 (-1)	1,274 (+12%)	3mo	$64,500	$51	64
208 N Center St	0.36mi	2/1.0 (-1)	1,120 (-1%)	19mo	$40,000	$36	60

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: 17.2%
• Equity multiple: 1.98×
• Total profit: $27,391
• Equity at exit: $44,852

10-year hold

• IRR: 18.7%
• Equity multiple: 3.72×
• Total profit: $75,838
• Equity at exit: $69,122

Cash invested: $27,930 (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: 79
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,043 medium
• Mortgage (P&I): −$523
• Tax from tax record: −$17 /mo · $202/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $242

Break-even live

Break-even rent $736

Max offer price $99,750

Occupancy floor 72%

Sensitivity live

Price	-10% $299	-5% $270	+0% $242	+5% $100	+10% $65
Rent	-10% $160	-5% $201	+0% $242	+5% $283	+10% $325
Rate	-1.0pp $292	-0.5pp $268	base $242	+0.5pp $216	+1.0pp $190

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: $24,938
• Closing costs: $2,992
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-07
   remarks 687-char remark
2. 2026-06-07
   listed $99,750 Under Contract 1 DOM

ⓘ 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: $202 · $17/mo
• Projected year-2 tax: $638 · $53/mo
• Expected delta: +$436/yr (+$36/mo · 215.5%)

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

Taxation est. · year 1

• Rental income: $12,512
• − Mortgage interest: −$5,588
• − Property taxes: −$202
• − Insurance: −$499
• − Repairs & maintenance: −$1,001
• − Management: −$1,001
• − Depreciation: −$2,902
• Taxable income: $1,320
• Est. tax owed @ 24.0%: −$317
• After-tax cash flow: $2,590/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

+353.4% since first listed

11 events — show timeline

• 2026-06-05 Pending — CARMLS
• 2026-06-04 Listed $99,750 CARMLS
• 2025-08-01 Listing Removed — CARMLS
• 2025-06-05 Listed $110,000 CARMLS
• 2020-05-08 Sold (Public Records) $72,800 Public Records
• 2019-09-18 Sold (Public Records) $47,600 Public Records
• 2019-07-31 Sold (MLS) $30,000 CARMLS
• 2019-06-23 Pending — CARMLS
• 2019-05-23 Price Changed $39,900 CARMLS
• 2019-05-06 Listed $50,000 CARMLS
• 2015-06-17 Sold (Public Records) $22,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $202 · +0.0% YoY. Source: county tax records.