70 Kyle Ln · Star City, AR 71667

$80,000

1 bd · 1.0 ba · 720 sqft · SingleFamily · 7 Days on market

Built 2026 Excellent condition 1.00 ac 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 +19.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Condition / age +4.8/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Charming newly constructed 1-bedroom, 1-bath home situated on approximately 1 acre, offering endless potential for a buyer looking to finish and customize the interior to their taste. The home is being sold as-is and is already insulated, wired, and plumbed, providing an excellent head start toward completion. Interior finishes, including flooring, lighting, appliances, and HVAC, have not yet been installed. Beautiful cypress boards accent both the interior and exterior, adding warmth and character throughout. Enjoy peaceful country views from the spacious 24' x 5' front porch or the 24' x 10' back porch. The property also features a newly constructed 20' x 30' insulated shop with electrici

Key facts

• Cypress boards
• Front porch
• Back porch

Tags

• INSULATED SHOP
• PEACEFUL COUNTRY VIEWS
• CYPRESS BOARDS
• FRONT PORCH
• BACK PORCH
• COVERED STORAGE SPACE

Property features AI

Finance

• Financial info: Financing available: Cash or in-house financing

Exterior

• Parking: Parking pads
• Utilities: Public water; Septic system; Electric served by co-op
• Home design: New construction; Metes & Bounds subdivision
• Construction: Cypress exterior; Metal roof; Slab foundation; Built new (recent construction)
• Exterior features: Porch; Shop; Level, cleared lot

Interior

• Flooring: Concrete
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating/air (see remarks)
• Interior features: Concrete floors; Walls/ceilings: Other (see remarks); Laundry room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $80k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $83 ($999/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($805 rent vs $80k).

Location & tenants

• Location reads 66/100 on livability (#131 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.
• Star City School District (rural): math 22% / reading 22% proficiency, ranked #206 of 238 in AR (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 28 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 $9k of equity ($553 loan paydown + $8k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $80,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.46%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 27.5%
• Equity multiple: 3.18×
• Total profit: $48,886
• Equity at exit: $72,070

10-year hold

• IRR: 24.0%
• Equity multiple: 7.24×
• Total profit: $139,815
• Equity at exit: $155,422

Cash invested: $22,400 (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 71667

• Home prices YoY: 7.7%
• Active inventory: 28
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $805 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$169
• Net cashflow: $83

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 85%

Sensitivity live

Price	-10% $139	-5% $111	+0% $83	+5% $56	+10% $28
Rent	-10% $20	-5% $51	+0% $83	+5% $115	+10% $147
Rate	-1.0pp $124	-0.5pp $104	base $83	+0.5pp $63	+1.0pp $41

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   statusdays on market $80,000 Active 7 DOM
2. 2026-06-18
   days on market $80,000 New Listing 6 DOM
3. 2026-06-17
   days on market $80,000 New Listing 5 DOM
4. 2026-06-16
   days on market $80,000 New Listing 4 DOM
5. 2026-06-15
   days on market $80,000 New Listing 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $80,000 New Listing 1 DOM

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

Taxation est. · year 1

• Rental income: $9,663
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$773
• − Management: −$773
• − Depreciation: −$2,327
• Taxable loss: −$292
• Est. tax savings @ 24.0%: +$70
• After-tax cash flow: $1,069/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 · 11 photos

Excellent 95/100 None rehab

This newly constructed home is in excellent condition with a strong foundation and potential for significant value increase through interior finishing and landscaping.

Value-add opportunities

• Both Install flooring — Flooring is a critical component for both resale and rental value.
• Both Install appliances and HVAC — These systems are essential for both comfort and energy efficiency.
• Both Paint interior walls — Painting can enhance the home's curb appeal and interior aesthetics.
• Both Install lighting — Proper lighting enhances safety and aesthetics, improving both resale and rental value.
• Both Landscaping and curb appeal — A well-maintained yard and landscaping can significantly boost the home's appeal and value.
• Both Install windows — Windows are crucial for natural light and ventilation, improving both comfort and energy efficiency.
• Both Complete interior finishes — Finishing the interior will make the home move-in ready and ready for occupancy, enhancing both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Install flooring — Flooring is a critical component for both resale and rental value. ↑
• Both Install appliances and HVAC — These systems are essential for both comfort and energy efficiency. ↑
• Both Paint interior walls — Painting can enhance the home's curb appeal and interior aesthetics. ↑
• Both Install lighting — Proper lighting enhances safety and aesthetics, improving both resale and rental value. ↑
• Both Landscaping and curb appeal — A well-maintained yard and landscaping can significantly boost the home's appeal and value. ↑
• Both Install windows — Windows are crucial for natural light and ventilation, improving both comfort and energy efficiency. ↑
• Both Complete interior finishes — Finishing the interior will make the home move-in ready and ready for occupancy, enhancing 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: Star City School District
• NCES district ID: 0500028
• Math proficiency: 22% ▼ -8.00%
• Reading proficiency: 22% ▼ -8.00%
• Median HH income: $36,400
• Composite: 18.28/100
• National rank: #8957
• State rank: #206 of 238 in AR

Livability — Star City

• Score: 66/100
• State rank: #131
• US rank: #12052

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 6,927
• Population (ZIP): 6,927

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: Predominantly White (79%)
• Race & ethnicity: White 79% Black 10% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Serbian 1% Scottish 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 6%

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: ▲ 11.46%
• Current HPI: 161.0228
• 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

1 event — show timeline

• 2026-06-12 Listed $80,000 CARMLS