3636 U.s. 62 · Salem, AR 72576

$179,900

5 bd · 1.0 ba · 1,856 sqft · SingleFamily public records · 48 Days on market

Built 1975 1.50 ac lot

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Why this score? — see what drove the D 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 +10.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• Schools +4.5/10.0
• DSCR +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks

5+ bedroom 3 bath home on 1.5 acres! Home features open living, dining and kitchen area, family room, spacious bedrooms, central heat & air and wood burning fireplace! Private master suite offers on-suite bath, sitting area and ample closet space! Outside home has nice level yard and sits a short 3 minute drive to town! Call today for more information or to schedule your property tour!

Key facts

• 1.5 acre lot
• Garage
• Built 1975

Property features AI

Exterior

• Parking: Attached garage with 1 parking space
• Utilities: Private water source; Private sewer; Propane utility
• Home design: Single-family residence; One-level home
• Construction: Single-family construction
• Exterior features: 1.5-acre lot

Interior

• Kitchen: Electric oven; Free-standing electric oven; Dishwasher
• Bedrooms: Bedrooms located on one level
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating; Electric heating; Propane heating; Heat pump; Central air conditioning
• Interior features: Walk-in closet(s); Fireplace in the living room
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-79 ($-943/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (27.9% below list).
• Recommended offer: $130k (27.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.2% in Salem — 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 65/100 on livability (#148 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: amenities F, commute F, employment F.
• Salem School District (rural): math 53% / reading 55% proficiency, ranked #10 of 238 in AR (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Salem Elementary School (math 59% / reading 54%, grade C+, #57 of 454 statewide, top 13%, 451 students, 66% FRL); Salem High School (math 48% / reading 55%, grade D+, #13 of 292 statewide, top 4%, 425 students, 56% FRL).
• Market conditions: 39 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.4% local appreciation)).
• Fulton County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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 $125k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,743 (27.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
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: 0.72% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.87%
• DSCR: 0.92
• GRM: 11.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.8%
• Equity multiple: 1.21×
• Total profit: $10,579
• Equity at exit: $74,484

10-year hold

• IRR: 7.3%
• Equity multiple: 2.04×
• Total profit: $52,300
• Equity at exit: $110,035

Cash invested: $50,372 (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 72576

• Home prices YoY: 1.3%
• Active inventory: 39
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,297 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$85 /mo · $1,022/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $-79

Break-even live

Break-even rent $1,397

Max offer price $166,021

Occupancy floor —

Sensitivity live

Price	-10% $23	-5% $-28	+0% $-79	+5% $-129	+10% $-180
Rent	-10% $-181	-5% $-130	+0% $-79	+5% $-27	+10% $24
Rate	-1.0pp $12	-0.5pp $-33	base $-79	+0.5pp $-125	+1.0pp $-173

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $179,900 Active 48 DOM
2. 2026-06-19
   days on market $179,900 Active 46 DOM
3. 2026-06-18
   days on market $179,900 Active 45 DOM
4. 2026-06-17
   days on market $179,900 Active 44 DOM
5. 2026-06-16
   days on market $179,900 Active 43 DOM
6. 2026-06-15
   days on market $179,900 Active 42 DOM
7. 2026-06-14
   days on market $179,900 Active 40 DOM
8. 2026-06-12
   days on market $179,900 Active 39 DOM
9. 2026-06-09
   days on market $179,900 Active 36 DOM
10. 2026-06-08
    days on market $179,900 Active 35 DOM
11. 2026-06-07
    days on market $179,900 Active 34 DOM
12. 2026-06-07
    days on market $179,900 Active 33 DOM
13. 2026-06-04
    days on market $179,900 Active 30 DOM
14. 2026-06-02
    days on market $179,900 Active 29 DOM
15. 2026-06-01
    days on market $179,900 Active 28 DOM
16. 2026-05-31
    days on market $179,900 Active 27 DOM
17. 2026-05-31
    days on market $179,900 Active 26 DOM
18. 2026-05-02
    listed $179,900 Active 394-char remark
19. 2025-05-14
    soldstatus $125,000
20. 2024-09-06
    soldstatus $60,000
21. 2014-02-18
    historical
22. 2013-08-22
    listed $79,500
23. 1999-09-27
    soldstatus $43,000

ⓘ 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: $1,022 · $85/mo
• Projected year-2 tax: $1,151 · $96/mo
• Expected delta: +$129/yr (+$11/mo · 12.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,569
• − Mortgage interest: −$10,077
• − Property taxes: −$1,022
• − Insurance: −$900
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$5,233
• Taxable loss: −$4,154
• Est. tax savings @ 24.0%: +$997
• After-tax cash flow: $54/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: Salem School District
• NCES district ID: 0512090
• Math proficiency: 53% ▼ -11.00%
• Reading proficiency: 55% ▼ -9.00%
• Median HH income: $34,918
• Composite: 44.66/100
• National rank: #2766
• State rank: #10 of 238 in AR

Livability — Salem

• Score: 65/100
• State rank: #148
• US rank: #12757

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,748

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 11,739 people
• By 2030: 11,330 · -3.5%
• By 2040: 10,483 · -10.7%
• By 2050: 9,717 · -17.2%
• By 2075: 8,351 · -28.9%
• By 2100: 6,853 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid R (+62.1) · D 18.0% · R 80.1% · Other 1.9%
• 2008→2024 swing: -43.3pp toward R · 2008: -18.9pp · 2024: -62.1pp
• All cycles: 2024: R+62.1 2020: R+57.2 2016: R+50.7 2012: R+33.1 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.36%
• Current HPI: 187.7518
• 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

+318.4% since first listed

6 events — show timeline

• 2026-05-02 Listed $179,900 SOMO
• 2025-05-14 Sold (Public Records) $125,000 Public Records
• 2024-09-06 Sold (Public Records) $60,000 Public Records
• 2014-02-18 Listing Removed — CARMLS
• 2013-08-22 Listed $79,500 CARMLS
• 1999-09-27 Sold (Public Records) $43,000 Public Records

Property tax history

+19.1%/yr

Latest (2025): $1,022 · +645.5% YoY. Source: county tax records.