805 Dangeau Ave · Forrest City, AR 72335

$32,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 98 Days on market

Built 1988 6,969 sqft lot $35/sqft · 24% above area Est $26k · 24% over ↓ 29% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.6/10.0
• Schools +0.9/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Opportunity is knocking with this partially renovated home that’s ready for the right buyer to bring it across the finish line. The property has already been gutted, giving you a fresh start to design the interior exactly the way you want. Drywall has been installed, but the home still needs the finishing touches to truly bring it back to life. Bring your vision, contractor, and creativity this is your chance to transform this property into a beautiful home or a profitable investment

Key facts

• Gutted
• Drywall installed
• Detached

Tags

• PARTIALLY RENOVATED
• GUTTED
• DRYWALL INSTALLED
• DETACHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $32k.

Deal economics

• At list price, monthly cash flow is $607 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $32k).
• Recommended offer: $29k (9.0% below list) — sets the bar for market timing.
• Cap rate 29.0% vs local median 9.7% in Forrest City — 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 59/100 on livability (#297 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools F, crime F, amenities F.
• Forrest City School District (town): math 12% / reading 11% proficiency, ranked #230 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.
• Market conditions: 66 active listings in the ZIP; 3 units permitted in St. Francis County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $221 of loan paydown is wiped out by about $960 of value loss. Plan a longer hold.
• St. Francis County population projected at -21% 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 $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($29k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $29,120 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 3.15% ✓
• Cap rate: 29.05%
• Cash-on-cash: 81.27%
• DSCR: 4.62
• GRM: 2.6

CMA / ARV

• ARV (median comp): $25,726
• List price: $32,000
• Delta: 24.39%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
618 W Day St	0.15mi	2/1.0 (-1)	1,016 (+11%)	5mo	$75,000	$74	65
513 Hodges St	0.74mi	2/1.0 (-1)	858 (-6%)	1mo	$70,000	$82	50

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: 81.5%
• Equity multiple: 4.73×
• Total profit: $33,456
• Equity at exit: $4,771

10-year hold

• IRR: 84.9%
• Equity multiple: 9.80×
• Total profit: $78,878
• Equity at exit: $2,767

Cash invested: $8,960 (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 72335

• Home prices YoY: -4.9%
• Active inventory: 66
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,007 medium
• Mortgage (P&I): −$168
• Tax from tax record: −$8 /mo · $93/yr
• Insurance: −$13
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $607

Break-even live

Break-even rent $239

Max offer price $32,000

Occupancy floor 35%

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: $8,000
• Closing costs: $960
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $32,000 Active 98 DOM
2. 2026-06-18
   days on market $32,000 Active 97 DOM
3. 2026-06-17
   days on market $32,000 Active 96 DOM
4. 2026-06-16
   days on market $32,000 Active 95 DOM
5. 2026-06-15
   days on market $32,000 Active 94 DOM
6. 2026-06-14
   days on market $32,000 Active 92 DOM
7. 2026-06-12
   days on market $32,000 Active 91 DOM
8. 2026-06-09
   days on market $32,000 Active 88 DOM
9. 2026-06-08
   days on market $32,000 Active 87 DOM
10. 2026-06-07
    days on market $32,000 Active 86 DOM
11. 2026-06-07
    days on market $32,000 Active 85 DOM
12. 2026-06-04
    days on market $32,000 Active 82 DOM
13. 2026-06-02
    days on market $32,000 Active 81 DOM
14. 2026-06-01
    days on market $32,000 Active 80 DOM
15. 2026-05-31
    days on market $32,000 Active 79 DOM
16. 2026-05-31
    days on market $32,000 Active 78 DOM
17. 2026-04-24
    price $32,000 494-char remark

    Show marketing remark (494 chars)

    Opportunity is knocking with this partially renovated home that’s ready for the right buyer to bring it across the finish line. The property has already been gutted, giving you a fresh start to design the interior exactly the way you want. Drywall has been installed, but the home still needs the finishing touches to truly bring it back to life. Bring your vision, contractor, and creativity this is your chance to transform this property into a beautiful home or a profitable investment

18. 2026-04-04
    price $39,000 494-char remark

    Show marketing remark (494 chars)

    Opportunity is knocking with this partially renovated home that’s ready for the right buyer to bring it across the finish line. The property has already been gutted, giving you a fresh start to design the interior exactly the way you want. Drywall has been installed, but the home still needs the finishing touches to truly bring it back to life. Bring your vision, contractor, and creativity this is your chance to transform this property into a beautiful home or a profitable investment

19. 2026-03-13
    listed $45,000 New Listing 494-char remark

    Show marketing remark (494 chars)

    Opportunity is knocking with this partially renovated home that’s ready for the right buyer to bring it across the finish line. The property has already been gutted, giving you a fresh start to design the interior exactly the way you want. Drywall has been installed, but the home still needs the finishing touches to truly bring it back to life. Bring your vision, contractor, and creativity this is your chance to transform this property into a beautiful home or a profitable investment

ⓘ 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: $93 · $8/mo
• Projected year-2 tax: $205 · $17/mo
• Expected delta: +$112/yr (+$9/mo · 121.0%)

ⓘ 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 · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $12,086
• − Mortgage interest: −$1,792
• − Property taxes: −$93
• − Insurance: −$160
• − Repairs & maintenance: −$967
• − Management: −$967
• − Depreciation: −$931
• Taxable income: $7,176
• Est. tax owed @ 24.0%: −$1,722
• After-tax cash flow: $5,559/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: Forrest City School District
• NCES district ID: 0506270
• Math proficiency: 12% ▼ -8.00%
• Reading proficiency: 11% ▼ -7.00%
• Median HH income: $31,153
• Composite: 9.07/100
• National rank: #9871
• State rank: #230 of 238 in AR

Livability — Forrest City

• Score: 59/100
• State rank: #297
• US rank: #20349

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Forrest City, AR
• Population (ZIP): 16,514

Population outlook (St. Francis County) Hauer SSP2

• Today (2025): 24,387 people
• By 2030: 23,269 · -4.6%
• By 2040: 21,122 · -13.4%
• By 2050: 19,281 · -20.9%
• By 2075: 15,222 · -37.6%
• By 2100: 11,449 · -53.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (62%)
• Race & ethnicity: Black 62% White 32% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · St. Francis

• 2024 margin: Toss-up / Even · D 49.4% · R 48.6% · Other 2.0%
• 2008→2024 swing: -15.8pp toward R · 2008: 16.5pp · 2024: 0.7pp
• All cycles: 2024: D+0.7 2020: D+5.1 2016: D+11.3 2012: D+17.0 2008: D+16.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.86%
• Current HPI: 133.8115
• 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

-28.9% since first listed

3 events — show timeline

• 2026-04-24 Price Changed $32,000 CARMLS
• 2026-04-04 Price Changed $39,000 CARMLS
• 2026-03-13 Listed $45,000 CARMLS

Property tax history

-0.0%/yr

Latest (2025): $93 · -1.4% YoY. Source: county tax records.