117 E Quinn Ave · Osceola, AR 72370

$10,995

2 bd · 1.0 ba · 676 sqft · SingleFamily public records · 29 Days on market

Built 1978 6,534 sqft lot

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +4.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks MLS

This House is a part of a Package Deal which includes 121 E. Quinn(Vacant Lot). These two properties together are $7,000.

Key facts

• Spacious lot
• Adjoining vacant lot
• Conveniently located

Tags

• SPACIOUS LOT
• ADJOINING VACANT LOT
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: One-story residential property; Frame construction; Slab foundation
• Construction: Frame construction; Composition roof; Slab foundation; Built on a crawl space
• Exterior features: Corner lot; No specified exterior amenities; Composition roof

Interior

• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Water heater; Tile flooring; Crawl space (no full basement)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $11k.

Deal economics

• At list price, monthly cash flow is $574 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($814 rent vs $11k).
• Recommended offer: $11k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#238 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Osceola School District (town): math 10% / reading 13% proficiency, ranked #231 of 238 in AR (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 93% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Osceola Elementary School (math 17% / reading 12%, grade F, #408 of 454 statewide, top 91%, 307 students, 99% FRL); Osceola Middle School (math 9% / reading 14%, grade F, #190 of 201 statewide, top 95%, 245 students, 99% FRL); Osceola High School (math 8% / reading 12%, grade F, #276 of 292 statewide, top 96%, 271 students, 99% FRL).
• Market conditions: 29 active listings in the ZIP; 69 units permitted in Mississippi County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2 of equity ($76 loan paydown + $-74 appreciation (-0.7% local appreciation)).
• Mississippi County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.7% 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 29 days — a 2% lower offer ($11k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $6k; list at $11k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $10,830 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — 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 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?
4. 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?
5. 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?
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: 7.40% ✓
• Cap rate: 68.93%
• Cash-on-cash: 223.69%
• DSCR: 10.95
• GRM: 1.1

CMA / ARV

• ARV (on-the-fly): $5,408
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 E Quinn	0.00mi	2/1.0	676 (0%)	8mo	$5,500	$8	93

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

Projected returns pro-forma

-0.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 12.66×
• Total profit: $35,896
• Equity at exit: $2,829

10-year hold

• IRR: —
• Equity multiple: 26.80×
• Total profit: $79,424
• Equity at exit: $3,123

Cash invested: $3,079 (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 72370

• Home prices YoY: -0.4%
• Active inventory: 29
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $814 medium
• Mortgage (P&I): −$58
• Tax from tax record: −$7 /mo · $85/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $574

Break-even live

Break-even rent $88

Max offer price $10,995

Occupancy floor 25%

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: $2,749
• Closing costs: $330
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $10,995 Active 29 DOM
2. 2026-06-18
   days on market $10,995 Active 28 DOM
3. 2026-06-17
   days on market $10,995 Active 27 DOM
4. 2026-06-16
   days on market $10,995 Active 26 DOM
5. 2026-06-15
   days on market $10,995 Active 25 DOM
6. 2026-06-14
   days on market $10,995 Active 23 DOM
7. 2026-06-12
   days on market $10,995 Active 22 DOM
8. 2026-06-09
   days on market $10,995 Active 19 DOM
9. 2026-06-08
   days on market $10,995 Active 18 DOM
10. 2026-06-07
    days on market $10,995 Active 17 DOM
11. 2026-06-07
    days on market $10,995 Active 16 DOM
12. 2026-06-04
    days on market $10,995 Active 13 DOM
13. 2026-06-02
    days on market $10,995 Active 12 DOM
14. 2026-06-01
    days on market $10,995 Active 11 DOM
15. 2026-05-31
    days on market $10,995 Active 10 DOM
16. 2026-05-31
    days on market $10,995 Active 9 DOM
17. 2026-05-22
    listed $10,995 Active
18. 2026-05-19
    listed $14,999 Active
19. 2025-10-29
    soldstatus $5,500
20. 2025-10-24
    soldstatus $5,500 Closed 121-char remark

    Show marketing remark (121 chars)

    This House is a part of a Package Deal which includes 121 E. Quinn(Vacant Lot). These two properties together are $7,000.

21. 2025-10-13
    historical 121-char remark

    Show marketing remark (121 chars)

    This House is a part of a Package Deal which includes 121 E. Quinn(Vacant Lot). These two properties together are $7,000.

22. 2025-10-03
    price $7,000 121-char remark

    Show marketing remark (121 chars)

    This House is a part of a Package Deal which includes 121 E. Quinn(Vacant Lot). These two properties together are $7,000.

23. 2025-09-26
    listed $9,500 Active 121-char remark

    Show marketing remark (121 chars)

    This House is a part of a Package Deal which includes 121 E. Quinn(Vacant Lot). These two properties together are $7,000.

ⓘ 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: $85 · $7/mo
• Projected year-2 tax: $85 · $7/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 4/10 Moderate FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,770
• − Mortgage interest: −$616
• − Property taxes: −$85
• − Insurance: −$55
• − Repairs & maintenance: −$782
• − Management: −$782
• − Depreciation: −$320
• Taxable income: $7,131
• Est. tax owed @ 24.0%: −$1,712
• After-tax cash flow: $5,175/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: Osceola School District
• NCES district ID: 0510950
• Math proficiency: 10% ▼ -16.00%
• Reading proficiency: 13% ▼ -7.00%
• Median HH income: $30,782
• Composite: 9.02/100
• National rank: #9878
• State rank: #231 of 238 in AR

Livability — Osceola

• Score: 61/100
• State rank: #238
• US rank: #17827

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Osceola, AR
• Population (ZIP): 7,282

Population outlook (Mississippi County) Hauer SSP2

• Today (2025): 38,959 people
• By 2030: 36,401 · -6.6%
• By 2040: 31,526 · -19.1%
• By 2050: 27,058 · -30.5%
• By 2075: 17,847 · -54.2%
• By 2100: 11,024 · -71.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 53% White 36% Two or more races 8% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Mississippi

• 2024 margin: Solid R (+31.6) · D 33.4% · R 65.0% · Other 1.7%
• 2008→2024 swing: -29.4pp toward R · 2008: -2.2pp · 2024: -31.6pp
• All cycles: 2024: R+31.6 2020: R+22.2 2016: R+10.5 2012: R+1.1 2008: R+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.67%
• Current HPI: 178.93
• 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

+15.7% since first listed

7 events — show timeline

• 2026-05-22 Listed $10,995 EARA
• 2026-05-19 Listed $14,999 EARA
• 2025-10-29 Sold (Public Records) $5,500 Public Records
• 2025-10-24 Sold (MLS) $5,500 NEABOR MLS
• 2025-10-13 Delisted — NEABOR MLS
• 2025-10-03 Price Changed $7,000 NEABOR MLS
• 2025-09-26 Listed $9,500 NEABOR MLS

Property tax history

+7.0%/yr

Latest (2025): $85 · +7.0% YoY. Source: county tax records.