109 Mary L St · Hughes, AR 72348

$10,000

3 bd · 1.0 ba · 1,306 sqft · SingleFamily public records · 811 Days on market

Built 1995 $8/sqft · 64% below area

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

* * New Price * * Certainly! Here's a refined version tailored for an investor: "This property presents a rare opportunity for investors seeking to create their own masterpiece. Situated in a well-established neighborhood with a strong sense of community, this diamond in the rough offers significant potential for those with vision. While it requires a complete makeover, the value lies not only in the land but in the opportunity to build a bespoke home in a highly desirable area. Join the ranks of savvy investors and unlock the potential of this prime location to craft your own architectural masterpiece. "

Key facts

• Built 1995
• Listed 811 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $834 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $10k).
• Recommended offer: $9k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#292 in AR) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, health & safety A; Watch: schools F, amenities F, commute F.
• West Memphis School District (suburban): math 16% / reading 15% proficiency, ranked #224 of 238 in AR (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 96% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 28 active listings in the ZIP; 3 units permitted in St. Francis County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($69 loan paydown + $1k appreciation (10.0% local appreciation)).
• St. Francis County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 811 days — a 12% lower offer ($9k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $2k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $3k; list at $10k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $8,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 811 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 11.58% ✓
• Cap rate: 106.33%
• Cash-on-cash: 357.27%
• DSCR: 16.90
• GRM: 0.7

CMA / ARV

• ARV (median comp): $27,822
• List price: $10,000
• Delta: -64.06%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 21.92×
• Total profit: $58,566
• Equity at exit: $9,009

10-year hold

• IRR: —
• Equity multiple: 47.70×
• Total profit: $130,765
• Equity at exit: $19,428

Cash invested: $2,800 (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 72348

• Active inventory: 28
• Price-to-rent: 0.7×

Monthly cashflow live

• Estimated rent: $1,158 medium
• Mortgage (P&I): −$52
• Tax from tax record: −$25 /mo · $299/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $834

Break-even live

Break-even rent $103

Max offer price $10,000

Occupancy floor 23%

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: $2,500
• Closing costs: $300
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $10,000 Active 811 DOM
2. 2026-06-17
   days on market $10,000 Active 810 DOM
3. 2026-06-16
   days on market $10,000 Active 809 DOM
4. 2026-06-15
   days on market $10,000 Active 808 DOM
5. 2026-06-13
   days on market $10,000 Active 806 DOM
6. 2026-06-10
   days on market $10,000 Active 803 DOM
7. 2026-06-09
   days on market $10,000 Active 802 DOM
8. 2026-06-08
   days on market $10,000 Active 801 DOM
9. 2026-06-07
   days on market $10,000 Active 800 DOM
10. 2026-06-03
    days on market $10,000 Active 796 DOM
11. 2026-06-02
    days on market $10,000 Active 795 DOM
12. 2026-06-01
    days on market $10,000 Active 794 DOM
13. 2026-05-31
    days on market $10,000 Active 793 DOM
14. 2026-01-28
    status Active 625-char remark

    Show marketing remark (625 chars)

    * * New Price * * Certainly! Here's a refined version tailored for an investor: "This property presents a rare opportunity for investors seeking to create their own masterpiece. Situated in a well-established neighborhood with a strong sense of community, this diamond in the rough offers significant potential for those with vision. While it requires a complete makeover, the value lies not only in the land but in the opportunity to build a bespoke home in a highly desirable area. Join the ranks of savvy investors and unlock the potential of this prime location to craft your own architectural masterpiece. "

15. 2024-12-30
    price $10,000 625-char remark

    Show marketing remark (625 chars)

    * * New Price * * Certainly! Here's a refined version tailored for an investor: "This property presents a rare opportunity for investors seeking to create their own masterpiece. Situated in a well-established neighborhood with a strong sense of community, this diamond in the rough offers significant potential for those with vision. While it requires a complete makeover, the value lies not only in the land but in the opportunity to build a bespoke home in a highly desirable area. Join the ranks of savvy investors and unlock the potential of this prime location to craft your own architectural masterpiece. "

16. 2024-02-10
    listed $12,475 Active 625-char remark

    Show marketing remark (625 chars)

    * * New Price * * Certainly! Here's a refined version tailored for an investor: "This property presents a rare opportunity for investors seeking to create their own masterpiece. Situated in a well-established neighborhood with a strong sense of community, this diamond in the rough offers significant potential for those with vision. While it requires a complete makeover, the value lies not only in the land but in the opportunity to build a bespoke home in a highly desirable area. Join the ranks of savvy investors and unlock the potential of this prime location to craft your own architectural masterpiece. "

17. 2022-02-24
    soldstatus $3,000 114-char remark

    Show marketing remark (114 chars)

    Handyman's dream! Check out this bungalow in downtown Hughes, AR Just a short drive to Horseshoe Lake! SOLD AS-IS!

18. 2022-01-26
    listed $1,825 114-char remark

    Show marketing remark (114 chars)

    Handyman's dream! Check out this bungalow in downtown Hughes, AR Just a short drive to Horseshoe Lake! SOLD AS-IS!

19. 2001-02-23
    soldstatus $45,000

ⓘ 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: $299 · $25/mo
• Projected year-2 tax: $299 · $25/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $13,901
• − Mortgage interest: −$560
• − Property taxes: −$299
• − Insurance: −$50
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$291
• Taxable income: $10,477
• Est. tax owed @ 24.0%: −$2,514
• After-tax cash flow: $7,489/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: West Memphis School District
• NCES district ID: 0508040
• Math proficiency: 16% ▼ -14.00%
• Reading proficiency: 15% ▼ -14.00%
• Median HH income: $29,382
• Composite: 12.22/100
• National rank: #9647
• State rank: #224 of 238 in AR

Livability — Hughes

• Score: 59/100
• State rank: #292
• US rank: #20105

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hughes, AR
• Population (ZIP): 2,198

Population outlook (St. Francis County) Hauer SSP2

• Today (2025): 24,387 people
• By 2030: 23,269 · -4.6%
• By 2040: 21,122 · -13.4%
• By 2050: 19,281 · -20.9%
• By 2075: 15,222 · -37.6%
• By 2100: 11,449 · -53.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Black 28% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Lithuanian 1% Portuguese 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% French/Haitian/Cajun 1%

Political lean MEDSL · St. Francis

• 2024 margin: Toss-up / Even · D 49.4% · R 48.6% · Other 2.0%
• 2008→2024 swing: -15.8pp toward R · 2008: 16.5pp · 2024: 0.7pp
• All cycles: 2024: D+0.7 2020: D+5.1 2016: D+11.3 2012: D+17.0 2008: D+16.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 60.16%
• Current HPI: 229.74
• 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

-77.8% since first listed

6 events — show timeline

• 2026-01-28 Relisted — EARA
• 2024-12-30 Price Changed $10,000 EARA
• 2024-02-10 Listed $12,475 EARA
• 2022-02-24 Sold (MLS) $3,000 EARA
• 2022-01-26 Listed $1,825 EARA
• 2001-02-23 Sold (Public Records) $45,000 Public Records

Property tax history

+23.4%/yr

Latest (2025): $299 · -2.0% YoY. Source: county tax records.