103 E Victory St · Star City, AR 71667

$63,000

3 bd · 1.0 ba · 1,336 sqft · SingleFamily public records · 109 Days on market

Built 1970 10,454 sqft lot $47/sqft · 59% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

This adorable home needs just a little TLC! It could be 3 bedrooms or 2 living areas, whichever fits your needs. There's even a bonus space for office or craft room. The beautiful shade trees and mature landscaping just add to its charm! Under the carpet (in at least one bedroom) is the original hardwood flooring that could potentially be saved. The spacious eat in kitchen has possibilities galore! Two bedrooms have large walk in closets and are both suitable for king size furniture. With a little imagination and work, this could be your forever home, an addition to your rental portfolio or perfect for anyone looking to downsize. Location is excellent for walking to shops and restaurants.

Key facts

• Shade trees
• Mature landscaping
• Excellent location

Tags

• SHADE TREES
• MATURE LANDSCAPING
• ORIGINAL HARDWOOD FLOORING
• SPACIOUS EAT IN KITCHEN
• LARGE WALK IN CLOSETS
• EXCELLENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $63k.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $63k).
• Recommended offer: $57k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#131 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Star City School District (rural): math 22% / reading 22% proficiency, ranked #206 of 238 in AR (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 28 active listings in the ZIP; 4 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($436 loan paydown + $6k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago 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 $50k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $57,330 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
6. 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?
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: 1.83% ✓
• Cap rate: 16.23%
• Cash-on-cash: 35.50%
• DSCR: 2.58
• GRM: 4.5

CMA / ARV

• ARV (median comp): $154,221
• List price: $63,000
• Delta: -59.15%
• 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
400 N Roosevelt	0.20mi	2/2.0 (-1)	1,408 (+5%)	1mo	$152,000	$108	72
403 Fish St	0.27mi	3/1.0	1,236 (-8%)	4mo	$137,800	$111	72
608 Drew	0.18mi	3/2.0	1,256 (-6%)	23mo	$172,000	$137	59
202 Fish St	0.26mi	3/1.5	1,512 (+13%)	14mo	$155,000	$103	52
601 W Wiley	0.49mi	3/2.0	1,214 (-9%)	18mo	$130,000	$107	43
1001 Sunset Dr	0.66mi	3/2.0	1,236 (-8%)	16mo	$80,000	$65	40
1112 S Jefferson St	0.49mi	3/2.0	1,476 (+10%)	20mo	$128,000	$87	39

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 51.5%
• Equity multiple: 4.83×
• Total profit: $67,543
• Equity at exit: $56,755

10-year hold

• IRR: 45.1%
• Equity multiple: 10.79×
• Total profit: $172,741
• Equity at exit: $122,395

Cash invested: $17,640 (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 71667

• Home prices YoY: 7.7%
• Active inventory: 28
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,155 medium
• Mortgage (P&I): −$330
• Tax from tax record: −$34 /mo · $406/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $522

Break-even live

Break-even rent $494

Max offer price $63,000

Occupancy floor 50%

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: $15,750
• Closing costs: $1,890
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $63,000 Active 109 DOM
2. 2026-06-18
   days on market $63,000 Active 108 DOM
3. 2026-06-17
   days on market $63,000 Active 107 DOM
4. 2026-06-16
   days on market $63,000 Active 106 DOM
5. 2026-06-15
   days on market $63,000 Active 105 DOM
6. 2026-06-14
   days on market $63,000 Active 103 DOM
7. 2026-06-12
   days on market $63,000 Active 102 DOM
8. 2026-06-09
   days on market $63,000 Active 99 DOM
9. 2026-06-08
   days on market $63,000 Active 98 DOM
10. 2026-06-07
    days on market $63,000 Active 97 DOM
11. 2026-06-05
    days on market $63,000 Active 94 DOM
12. 2026-06-03
    days on market $63,000 Active 93 DOM
13. 2026-06-02
    days on market $63,000 Active 92 DOM
14. 2026-06-01
    days on market $63,000 Active 91 DOM
15. 2026-05-31
    days on market $63,000 Active 90 DOM
16. 2026-05-30
    days on market $63,000 Active 89 DOM
17. 2026-04-02
    price $63,000 697-char remark

    Show marketing remark (697 chars)

    This adorable home needs just a little TLC! It could be 3 bedrooms or 2 living areas, whichever fits your needs. There's even a bonus space for office or craft room. The beautiful shade trees and mature landscaping just add to its charm! Under the carpet (in at least one bedroom) is the original hardwood flooring that could potentially be saved. The spacious eat in kitchen has possibilities galore! Two bedrooms have large walk in closets and are both suitable for king size furniture. With a little imagination and work, this could be your forever home, an addition to your rental portfolio or perfect for anyone looking to downsize. Location is excellent for walking to shops and restaurants.

18. 2026-03-02
    listed $65,000 New Listing 697-char remark

    Show marketing remark (697 chars)

    This adorable home needs just a little TLC! It could be 3 bedrooms or 2 living areas, whichever fits your needs. There's even a bonus space for office or craft room. The beautiful shade trees and mature landscaping just add to its charm! Under the carpet (in at least one bedroom) is the original hardwood flooring that could potentially be saved. The spacious eat in kitchen has possibilities galore! Two bedrooms have large walk in closets and are both suitable for king size furniture. With a little imagination and work, this could be your forever home, an addition to your rental portfolio or perfect for anyone looking to downsize. Location is excellent for walking to shops and restaurants.

19. 2025-05-22
    soldstatus $50,000 Sold 587-char remark

    Show marketing remark (587 chars)

    Charming 2-Bedroom Rental with Fenced Yard and Long-Term Tenant in Place Investor opportunity! This well-maintained 2-bedroom, 1-bath home offers immediate cash flow with a tenant already in place at $515/month. Featuring central heat and air for year-round comfort, the property also includes a fully fenced yard—perfect for privacy and outdoor enjoyment. Whether you’re expanding your rental portfolio or looking for a turnkey investment, this property is a smart addition with reliable income and solid fundamentals. Don’t miss out on this value-packed opportunity!

20. 2025-05-22
    soldstatus $50,000

    Show marketing remark (587 chars)

    Charming 2-Bedroom Rental with Fenced Yard and Long-Term Tenant in Place Investor opportunity! This well-maintained 2-bedroom, 1-bath home offers immediate cash flow with a tenant already in place at $515/month. Featuring central heat and air for year-round comfort, the property also includes a fully fenced yard—perfect for privacy and outdoor enjoyment. Whether you’re expanding your rental portfolio or looking for a turnkey investment, this property is a smart addition with reliable income and solid fundamentals. Don’t miss out on this value-packed opportunity!

21. 2025-04-13
    status Under Contract 587-char remark

    Show marketing remark (587 chars)

    Charming 2-Bedroom Rental with Fenced Yard and Long-Term Tenant in Place Investor opportunity! This well-maintained 2-bedroom, 1-bath home offers immediate cash flow with a tenant already in place at $515/month. Featuring central heat and air for year-round comfort, the property also includes a fully fenced yard—perfect for privacy and outdoor enjoyment. Whether you’re expanding your rental portfolio or looking for a turnkey investment, this property is a smart addition with reliable income and solid fundamentals. Don’t miss out on this value-packed opportunity!

22. 2025-04-08
    listed $51,000 New Listing 587-char remark

    Show marketing remark (587 chars)

    Charming 2-Bedroom Rental with Fenced Yard and Long-Term Tenant in Place Investor opportunity! This well-maintained 2-bedroom, 1-bath home offers immediate cash flow with a tenant already in place at $515/month. Featuring central heat and air for year-round comfort, the property also includes a fully fenced yard—perfect for privacy and outdoor enjoyment. Whether you’re expanding your rental portfolio or looking for a turnkey investment, this property is a smart addition with reliable income and solid fundamentals. Don’t miss out on this value-packed opportunity!

23. 2019-08-27
    soldstatus $45,500 Sold
24. 2019-08-26
    soldstatus $91,000
25. 2019-07-18
    historical
26. 2019-07-01
    listed $52,900 New Listing

ⓘ 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: $406 · $34/mo
• Projected year-2 tax: $406 · $34/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,860
• − Mortgage interest: −$3,529
• − Property taxes: −$406
• − Insurance: −$315
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$1,833
• Taxable income: $5,559
• Est. tax owed @ 24.0%: −$1,334
• After-tax cash flow: $4,929/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: Star City School District
• NCES district ID: 0500028
• Math proficiency: 22% ▼ -8.00%
• Reading proficiency: 22% ▼ -8.00%
• Median HH income: $36,400
• Composite: 18.28/100
• National rank: #8957
• State rank: #206 of 238 in AR

Livability — Star City

• Score: 66/100
• State rank: #131
• US rank: #12052

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Star City, AR
• City population: 6,927
• Population (ZIP): 6,927

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 13,516 people
• By 2030: 13,354 · -1.2%
• By 2040: 13,200 · -2.3%
• By 2050: 13,170 · -2.6%
• By 2075: 12,581 · -6.9%
• By 2100: 10,008 · -26.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 10% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Serbian 1% Scottish 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+50.1) · D 24.1% · R 74.2% · Other 1.7%
• 2008→2024 swing: -31.9pp toward R · 2008: -18.2pp · 2024: -50.1pp
• All cycles: 2024: R+50.1 2020: R+43.8 2016: R+31.5 2012: R+20.8 2008: R+18.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.46%
• Current HPI: 161.0228
• 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

+19.1% since first listed

10 events — show timeline

• 2026-04-02 Price Changed $63,000 CARMLS
• 2026-03-02 Listed $65,000 CARMLS
• 2025-05-22 Sold (Public Records) $50,000 Public Records
• 2025-05-22 Sold (MLS) $50,000 CARMLS
• 2025-04-13 Pending — CARMLS
• 2025-04-08 Listed $51,000 CARMLS
• 2019-08-27 Sold (MLS) $45,500 CARMLS
• 2019-08-26 Sold (Public Records) $91,000 Public Records
• 2019-07-18 Listing Removed — CARMLS
• 2019-07-01 Listed $52,900 CARMLS

Property tax history

+0.6%/yr

Latest (2025): $406 · +10.0% YoY. Source: county tax records.