117 E Quinn Ave

Osceola, AR 72370

$10,995D+

2 bd · 1.0 ba · 676 sqft · Built 1978 · SingleFamily · Active · 29 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $814/mo
• Mortgage (P&I): −$58
• Tax + insurance: −$12
• HOA: −$0
• Vac / Maint / Mgmt: −$171
• Net cashflow: $574/mo
• Annual: $6,887/yr
• Cap rate: 68.93%
• Cash-on-cash: 223.69%
• DSCR: 10.95
• 1% rule: 7.40%
• Cash to close: $3,079

Investor read

• This is a 2-bed/1.0-bath single-family listed at $11k.
• 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).
• It's been on market 29 days — a 2% lower offer ($11k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $11k (1.5% below list) — sets the bar for market timing.
• In year one you build about $2 of equity ($76 loan paydown + $-74 appreciation (-0.7% local appreciation)).
• 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).
• Mississippi County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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.
• 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.
• 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.

Questions for listing agent

• Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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?
• 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.
• 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.
• 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.