220 E Cross St · DeWitt, AR 72042

$19,900

3 bd · 1.0 ba · 1,256 sqft · SingleFamily public records · 647 Days on market

Built 1970 0.34 ac lot $16/sqft · 49% below area Est $39k · 49% under ↓ 58% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +4.8/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Check out this Dewitt, AR home! Three bedrooms, one bathroom, kitchen and living room. Window A/C units. Located less than 15 miles from the White River Refuge! Spacious lot that would be great for a garden or additional parking.

Key facts

• Spacious lot
• Window a/c units
• 0.34 acre lot

Tags

• SPACIOUS LOT
• WINDOW A/C UNITS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $668 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $18k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#100 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, schools D-, amenities F.
• Dewitt School District (rural): math 43% / reading 42% proficiency, ranked #58 of 238 in AR (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 17 units permitted in Arkansas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $62 of equity ($138 loan paydown + $-76 appreciation (-0.4% local appreciation)).
• Arkansas County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.4% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 647 days — a 12% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $17,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 647 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. 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?
7. 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.
8. 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.
9. 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: 5.22% ✓
• Cap rate: 46.58%
• Cash-on-cash: 143.87%
• DSCR: 7.40
• GRM: 1.6

CMA / ARV

• ARV (median comp): $39,079
• List price: $19,900
• Delta: -49.08%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
510 E 5th St	0.40mi	3/1.0	1,312 (+4%)	2mo	$45,000	$34	72
122 N Tyler St	0.68mi	3/1.0	1,176 (-6%)	19mo	$32,000	$27	42

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

Projected returns pro-forma

-0.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.47×
• Total profit: $41,636
• Equity at exit: $5,402

10-year hold

• IRR: —
• Equity multiple: 17.76×
• Total profit: $93,360
• Equity at exit: $6,201

Cash invested: $5,572 (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 72042

• Home prices YoY: -0.2%
• Active inventory: 8
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,038 medium
• Mortgage (P&I): −$104
• Tax from tax record: −$39 /mo · $473/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $668

Break-even live

Break-even rent $193

Max offer price $19,900

Occupancy floor 31%

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $19,900 Active 647 DOM
2. 2026-06-18
   days on market $19,900 Active 646 DOM
3. 2026-06-17
   days on market $19,900 Active 645 DOM
4. 2026-06-16
   days on market $19,900 Active 644 DOM
5. 2026-06-15
   days on market $19,900 Active 643 DOM
6. 2026-06-14
   days on market $19,900 Active 641 DOM
7. 2026-06-12
   days on market $19,900 Active 640 DOM
8. 2026-06-09
   days on market $19,900 Active 637 DOM
9. 2026-06-08
   days on market $19,900 Active 636 DOM
10. 2026-06-07
    days on market $19,900 Active 635 DOM
11. 2026-06-05
    days on market $19,900 Active 633 DOM
12. 2026-06-04
    days on market $19,900 Active 631 DOM
13. 2026-06-02
    days on market $19,900 Active 630 DOM
14. 2026-06-01
    days on market $19,900 Active 629 DOM
15. 2026-05-31
    days on market $19,900 Active 628 DOM
16. 2026-05-31
    days on market $19,900 Active 627 DOM
17. 2024-11-08
    price $19,900 229-char remark

    Show marketing remark (229 chars)

    Check out this Dewitt, AR home! Three bedrooms, one bathroom, kitchen and living room. Window A/C units. Located less than 15 miles from the White River Refuge! Spacious lot that would be great for a garden or additional parking.

18. 2024-10-04
    price $25,000 229-char remark

    Show marketing remark (229 chars)

    Check out this Dewitt, AR home! Three bedrooms, one bathroom, kitchen and living room. Window A/C units. Located less than 15 miles from the White River Refuge! Spacious lot that would be great for a garden or additional parking.

19. 2024-09-10
    listed $30,000 New Listing 229-char remark

    Show marketing remark (229 chars)

    Check out this Dewitt, AR home! Three bedrooms, one bathroom, kitchen and living room. Window A/C units. Located less than 15 miles from the White River Refuge! Spacious lot that would be great for a garden or additional parking.

20. 2024-04-26
    soldstatus $15,000
21. 2006-09-15
    soldstatus $47,000

ⓘ 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: $473 · $39/mo
• Projected year-2 tax: $473 · $39/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,458
• − Mortgage interest: −$1,115
• − Property taxes: −$473
• − Insurance: −$100
• − Repairs & maintenance: −$997
• − Management: −$997
• − Depreciation: −$579
• Taxable income: $8,198
• Est. tax owed @ 24.0%: −$1,967
• After-tax cash flow: $6,049/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: Dewitt School District
• NCES district ID: 0500001
• Math proficiency: 43% ▼ -11.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $37,526
• Composite: 35.39/100
• National rank: #4947
• State rank: #58 of 238 in AR

Livability — DeWitt

• Score: 67/100
• State rank: #100
• US rank: #10544

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: DeWitt, AR
• Population (ZIP): 4,956

Population outlook (Arkansas County) Hauer SSP2

• Today (2025): 17,211 people
• By 2030: 16,520 · -4.0%
• By 2040: 15,158 · -11.9%
• By 2050: 13,916 · -19.1%
• By 2075: 11,278 · -34.5%
• By 2100: 8,805 · -48.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 14% Hispanic / Latino 5% Two or more races 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Lithuanian 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Arkansas

• 2024 margin: Solid R (+44.1) · D 27.1% · R 71.2% · Other 1.7%
• 2008→2024 swing: -21.7pp toward R · 2008: -22.4pp · 2024: -44.1pp
• All cycles: 2024: R+44.1 2020: R+39.5 2016: R+30.6 2012: R+22.2 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.38%
• Current HPI: 186.3419
• 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

-57.7% since first listed

5 events — show timeline

• 2024-11-08 Price Changed $19,900 CARMLS
• 2024-10-04 Price Changed $25,000 CARMLS
• 2024-09-10 Listed $30,000 CARMLS
• 2024-04-26 Sold (Public Records) $15,000 Public Records
• 2006-09-15 Sold (Public Records) $47,000 Public Records

Property tax history

+8.2%/yr

Latest (2023): $473 · +8.4% YoY. Source: county tax records.