400 Canaan Rd · Marshall, AR 72650

$110,000

3 bd · 2.0 ba · 1,594 sqft · SingleFamily · 105 Days on market

Fair condition 0.30 ac lot $69/sqft · 14% below area Est $127k · 14% under ↓ 8% since listing

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Why this score? — see what drove the B- 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 +22.6/30.0
• ARV discount +13.6/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Appreciation +5.0/10.0
• Livability +3.3/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

3-bedroom, 2-bath fixer upper can be made into what your heart desires or turn it into investment property. Home offers an open kitchen with eat-in dinning, spacious living room, and an extra room that can serve as an office or hobby room or even a 4th bedroom. Located just off the square makes it convenient for shopping, schools and other conveniences you might need. A little love will bring this one back to life.

Key facts

• Extra room
• Investment property
• Eat-in dining

Tags

• OPEN KITCHEN
• EAT-IN DINING
• SPACIOUS LIVING ROOM
• EXTRA ROOM
• INVESTMENT PROPERTY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.5% in Marshall — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#115 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime D-, amenities F.
• Searcy County School District (rural): math 39% / reading 40% proficiency, ranked #82 of 238 in AR (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 79 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($761 loan paydown + $3k appreciation (3.0% local appreciation)).
• Searcy County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $9k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.09% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.28%
• DSCR: 1.32
• GRM: 7.6

CMA / ARV

• ARV (median comp): $127,238
• List price: $110,000
• Delta: -13.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 E Campus St	0.22mi	3/1.0	1,604 (+1%)	7mo	$60,000	$37	79
407 Range St	0.54mi	3/1.5	1,595 (+0%)	0mo	$120,000	$75	72
203 Range St	0.53mi	3/1.5	1,680 (+5%)	2mo	$137,500	$82	62
211 W Campus St	0.24mi	4/2.0 (+1)	1,764 (+11%)	7mo	$116,000	$66	60
503 Spring St	0.46mi	3/1.5	1,761 (+10%)	11mo	$130,000	$74	50
107 Jeff St	0.63mi	3/2.0	1,774 (+11%)	9mo	$150,000	$85	44
507 Spring St	0.49mi	3/1.0	1,732 (+9%)	20mo	$40,000	$23	42

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

Projected returns pro-forma

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

5-year hold

• IRR: 14.3%
• Equity multiple: 1.82×
• Total profit: $25,164
• Equity at exit: $49,461

10-year hold

• IRR: 16.1%
• Equity multiple: 3.37×
• Total profit: $72,954
• Equity at exit: $76,225

Cash invested: $30,800 (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 72650

• Active inventory: 79
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,199 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $187

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 79%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $110,000 Active 105 DOM
2. 2026-06-18
   days on market $110,000 Active 104 DOM
3. 2026-06-17
   days on market $110,000 Active 103 DOM
4. 2026-06-16
   days on market $110,000 Active 102 DOM
5. 2026-06-15
   days on market $110,000 Active 101 DOM
6. 2026-06-14
   days on market $110,000 Active 99 DOM
7. 2026-06-12
   days on market $110,000 Active 98 DOM
8. 2026-06-09
   days on market $110,000 Active 95 DOM
9. 2026-06-08
   days on market $110,000 Active 94 DOM
10. 2026-06-07
    days on market $110,000 Active 93 DOM
11. 2026-06-07
    days on market $110,000 Active 92 DOM
12. 2026-06-04
    days on market $110,000 Active 89 DOM
13. 2026-06-02
    days on market $110,000 Active 88 DOM
14. 2026-06-01
    days on market $110,000 Active 87 DOM
15. 2026-05-31
    days on market $110,000 Active 86 DOM
16. 2026-05-31
    days on market $110,000 Active 85 DOM
17. 2026-04-11
    price $110,000 418-char remark

    Show marketing remark (418 chars)

    3-bedroom, 2-bath fixer upper can be made into what your heart desires or turn it into investment property. Home offers an open kitchen with eat-in dinning, spacious living room, and an extra room that can serve as an office or hobby room or even a 4th bedroom. Located just off the square makes it convenient for shopping, schools and other conveniences you might need. A little love will bring this one back to life.

18. 2026-04-10
    price $110,000 417-char remark

    Show marketing remark (417 chars)

    3-bedroom, 2-bath fixer upper can be made into what your heart desires or turn it into investment property. Home offers an open kitchen with eat-in dining, spacious living room, and an extra room that can serve as an office or hobby room or even a 4th bedroom. Located just off the square makes it convenient for shopping, schools and other conveniences you might need. A little love will bring this one back to life.

19. 2026-04-10
    price $110,000

    Show marketing remark (417 chars)

    3-bedroom, 2-bath fixer upper can be made into what your heart desires or turn it into investment property. Home offers an open kitchen with eat-in dining, spacious living room, and an extra room that can serve as an office or hobby room or even a 4th bedroom. Located just off the square makes it convenient for shopping, schools and other conveniences you might need. A little love will bring this one back to life.

20. 2026-03-06
    listed $119,000 New Listing 418-char remark

    Show marketing remark (417 chars)

    3-bedroom, 2-bath fixer upper can be made into what your heart desires or turn it into investment property. Home offers an open kitchen with eat-in dining, spacious living room, and an extra room that can serve as an office or hobby room or even a 4th bedroom. Located just off the square makes it convenient for shopping, schools and other conveniences you might need. A little love will bring this one back to life.

21. 2026-03-06
    listed $119,000 Active 417-char remark

    Show marketing remark (417 chars)

    3-bedroom, 2-bath fixer upper can be made into what your heart desires or turn it into investment property. Home offers an open kitchen with eat-in dining, spacious living room, and an extra room that can serve as an office or hobby room or even a 4th bedroom. Located just off the square makes it convenient for shopping, schools and other conveniences you might need. A little love will bring this one back to life.

22. 2026-03-06
    listed $119,000 Active

    Show marketing remark (417 chars)

    3-bedroom, 2-bath fixer upper can be made into what your heart desires or turn it into investment property. Home offers an open kitchen with eat-in dining, spacious living room, and an extra room that can serve as an office or hobby room or even a 4th bedroom. Located just off the square makes it convenient for shopping, schools and other conveniences you might need. A little love will bring this one back to life.

23. 2026-03-05
    historical
24. 2026-01-11
    price $107,000
25. 2025-09-27
    listed $119,500 New Listing

ⓘ 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: $14,384
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$3,200
• Taxable income: $521
• Est. tax owed @ 24.0%: −$125
• After-tax cash flow: $2,116/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 · 12 photos

Fair 45/100 Moderate rehab

This single-family home requires moderate renovations to update the kitchen and bathrooms, and improve the landscaping. It has good structural integrity and a good roof, making it a solid investment opportunity.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom fixtures — dated and small
• Major landscaping — overgrown yard needs attention

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen would increase both resale and rental value
• Both bathroom renovation — updating the bathrooms would increase both resale and rental value
• Both landscaping — improved landscaping would increase curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · dated and small	Moderate	$3,000–15,000
landscaping · overgrown yard needs attention	Major	$15,000–50,000
Total estimated repair cost · 3 items		$21,000–80,000

Value-add ROI direction

• Both kitchen renovation — modernizing the kitchen would increase both resale and rental value ↑
• Both bathroom renovation — updating the bathrooms would increase both resale and rental value ↑
• Both landscaping — improved landscaping would increase curb appeal and property 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: Searcy County School District
• NCES district ID: 0509480
• Math proficiency: 39% ▼ -16.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $31,222
• Composite: 32.28/100
• National rank: #5751
• State rank: #82 of 238 in AR

Livability — Marshall

• Score: 66/100
• State rank: #115
• US rank: #11273

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marshall, AR
• Population (ZIP): 4,462

Population outlook (Searcy County) Hauer SSP2

• Today (2025): 7,091 people
• By 2030: 6,656 · -6.1%
• By 2040: 5,868 · -17.2%
• By 2050: 5,250 · -26.0%
• By 2075: 4,407 · -37.9%
• By 2100: 3,834 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 3% Native American 2%
• Common ancestry: Iranian 4% Romanian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Searcy

• 2024 margin: Solid R (+72.2) · D 13.2% · R 85.4% · Other 1.4%
• 2008→2024 swing: -26.3pp toward R · 2008: -45.9pp · 2024: -72.2pp
• All cycles: 2024: R+72.2 2020: R+69.1 2016: R+63.7 2012: R+51.0 2008: R+45.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-7.9% since first listed

9 events — show timeline

• 2026-04-11 Price Changed $110,000 CARMLS
• 2026-04-10 Price Changed $110,000 MHMLS
• 2026-04-10 Price Changed $110,000 NWARMLS
• 2026-03-06 Listed $119,000 NWARMLS
• 2026-03-06 Listed $119,000 MHMLS
• 2026-03-06 Listed $119,000 CARMLS
• 2026-03-05 Listing Removed — CARMLS
• 2026-01-11 Price Changed $107,000 CARMLS
• 2025-09-27 Listed $119,500 CARMLS