4459 Nc 8650

Jasper, AR 72641

$239,000D+

1 bd · 1.0 ba · 1,104 sqft · Built 2008 · SingleFamily · Active · 59 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,317/mo
• Mortgage (P&I): −$1,253
• Tax + insurance: −$398
• HOA: −$0
• Vac / Maint / Mgmt: −$487
• Net cashflow: $179/mo
• Annual: $2,146/yr
• Cap rate: 7.19%
• Cash-on-cash: 3.21%
• DSCR: 1.14
• 1% rule: 0.97%
• Cash to close: $66,920

Investor read

• This is a 1-bed/1.0-bath single-family listed at $239k. Condition is rated poor.
• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (3.1% below list).
• It's been on market 59 days — a 3% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $232k (3.1% below list) — sets the bar for 1% rule.
• Local home prices are declining (-2.9%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Location reads 62/100 on livability (#217 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Jasper School District (rural): math 33% / reading 39% proficiency, ranked #115 of 238 in AR (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jasper Elementary School (math 47% / reading 37%, grade F, #173 of 454 statewide, top 43%, 271 students, 65% FRL); Jasper High School (math 22% / reading 42%, grade F, #119 of 292 statewide, top 43%, 208 students, 61% FRL) — zoned schools at 63% FRL track the district average.
• Market conditions: 76 active listings in the ZIP.
• Newton County population projected at -36% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• Cap rate 7.2% vs local median 3.5% in Jasper — 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.

Questions for listing agent

• It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.

Repairs flagged (vision-AI assessment)

• Major: Exterior siding — Weathered and uneven, likely needs replacement.
• Major: Foundation/structure — No visible photos, but given the overall condition, it's likely in poor shape.
• Major: HVAC/mechanicals — No visible photos, but given the overall condition, it's likely in poor shape.
• Major: Interior walls/paint — No visible photos, but given the overall condition, it's likely in poor shape.
• Major: Windows — No visible photos, but given the overall condition, it's likely in poor shape.
• Major: Kitchen and bathroom — No visible photos, but given the overall condition, it's likely in poor shape.