66 S Cammack St · Evening Shade, AR 72532

$79,000

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 122 Days on market

Built 1971 $72/sqft · 27% below area Est $108k · 27% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Appreciation +5.0/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great starter home or investment property. Enjoy quiet, country living in the quaint community of Evening Shade, AR. This home has that ''back-in-time'' feel, drawing in memories of a simpler life. It has 3 bedrooms and 1 bath on half an acer lot . It's just waiting for you to add your special touch to make this unique property the place you make your own memories.

Key facts

• Built 1971
• Listed 121 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#268 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Cave City School District (rural): math 38% / reading 40% proficiency, ranked #87 of 238 in AR (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cave City Elementary School (math 39% / reading 41%, grade F, #203 of 454 statewide, top 45%, 576 students, 74% FRL); Cave City Middle School Career And Collegiate Preparatory (math 45% / reading 41%, grade D-, #70 of 201 statewide, top 38%, 288 students, 83% FRL, charter); Cave City High Career & Collegiate Preparatory School (math 27% / reading 37%, grade F, #119 of 292 statewide, top 43%, 371 students, 72% FRL, charter) — zoned schools average 76% FRL vs 60% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 22 active listings in the ZIP; 4 units permitted in Sharp County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($546 loan paydown + $2k appreciation (3.0% local appreciation)).
• Sharp County population projected at -11% 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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: 1.29% ✓
• Cap rate: 11.32%
• Cash-on-cash: 17.97%
• DSCR: 1.80
• GRM: 6.4

CMA / ARV

• ARV (median comp): $108,449
• List price: $79,000
• Delta: -27.15%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
56 Sidney	0.44mi	3/1.0	1,126 (+2%)	1mo	$190,000	$169	75

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: 24.4%
• Equity multiple: 2.38×
• Total profit: $30,583
• Equity at exit: $35,522

10-year hold

• IRR: 25.2%
• Equity multiple: 4.58×
• Total profit: $79,286
• Equity at exit: $54,743

Cash invested: $22,120 (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 72532

• Active inventory: 22
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,023 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$29 /mo · $353/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $331

Break-even live

Break-even rent $603

Max offer price $79,000

Occupancy floor 63%

Sensitivity live

Price	-10% $376	-5% $354	+0% $331	+5% $309	+10% $286
Rent	-10% $250	-5% $291	+0% $331	+5% $372	+10% $412
Rate	-1.0pp $371	-0.5pp $351	base $331	+0.5pp $311	+1.0pp $290

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $79,000 Active 122 DOM
2. 2026-06-19
   days on market $79,000 Active 120 DOM
3. 2026-06-18
   days on market $79,000 Active 119 DOM
4. 2026-06-17
   days on market $79,000 Active 118 DOM
5. 2026-06-16
   days on market $79,000 Active 117 DOM
6. 2026-06-15
   days on market $79,000 Active 116 DOM
7. 2026-06-14
   days on market $79,000 Active 114 DOM
8. 2026-06-12
   days on market $79,000 Active 113 DOM
9. 2026-06-09
   days on market $79,000 Active 110 DOM
10. 2026-06-08
    days on market $79,000 Active 109 DOM
11. 2026-06-07
    days on market $79,000 Active 108 DOM
12. 2026-06-07
    days on market $79,000 Active 107 DOM
13. 2026-06-02
    days on market $79,000 Active 103 DOM
14. 2026-06-01
    days on market $79,000 Active 102 DOM
15. 2026-05-31
    days on market $79,000 Active 101 DOM
16. 2026-05-30
    days on market $79,000 Active 100 DOM
17. 2026-03-12
    price $79,000 367-char remark

    Show marketing remark (367 chars)

    Great starter home or investment property. Enjoy quiet, country living in the quaint community of Evening Shade, AR. This home has that ''back-in-time'' feel, drawing in memories of a simpler life. It has 3 bedrooms and 1 bath on half an acer lot . It's just waiting for you to add your special touch to make this unique property the place you make your own memories.

18. 2026-02-19
    listed $79,000 New Listing

    Show marketing remark (367 chars)

    Great starter home or investment property. Enjoy quiet, country living in the quaint community of Evening Shade, AR. This home has that ''back-in-time'' feel, drawing in memories of a simpler life. It has 3 bedrooms and 1 bath on half an acer lot . It's just waiting for you to add your special touch to make this unique property the place you make your own memories.

19. 2026-02-19
    listed $99,000 Active 367-char remark

    Show marketing remark (367 chars)

    Great starter home or investment property. Enjoy quiet, country living in the quaint community of Evening Shade, AR. This home has that ''back-in-time'' feel, drawing in memories of a simpler life. It has 3 bedrooms and 1 bath on half an acer lot . It's just waiting for you to add your special touch to make this unique property the place you make your own memories.

ⓘ 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: $353 · $29/mo
• Projected year-2 tax: $506 · $42/mo
• Expected delta: +$152/yr (+$13/mo · 43.1%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,271
• − Mortgage interest: −$4,425
• − Property taxes: −$353
• − Insurance: −$395
• − Repairs & maintenance: −$982
• − Management: −$982
• − Depreciation: −$2,298
• Taxable income: $2,836
• Est. tax owed @ 24.0%: −$681
• After-tax cash flow: $3,294/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: Cave City School District
• NCES district ID: 0504050
• Math proficiency: 38% ▼ -12.00%
• Reading proficiency: 40% ▼ -8.00%
• Median HH income: $33,795
• Composite: 32.11/100
• National rank: #5801
• State rank: #87 of 238 in AR

Livability — Evening Shade

• Score: 60/100
• State rank: #268
• US rank: #19206

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Evening Shade, AR
• Population (ZIP): 1,039

Population outlook (Sharp County) Hauer SSP2

• Today (2025): 16,170 people
• By 2030: 15,711 · -2.8%
• By 2040: 14,974 · -7.4%
• By 2050: 14,420 · -10.8%
• By 2075: 13,235 · -18.2%
• By 2100: 11,492 · -28.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 10% Hispanic / Latino 3%
• Common ancestry: Iranian 2% Serbian 2% Italian 2%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Sharp

• 2024 margin: Solid R (+62.7) · D 17.7% · R 80.4% · Other 1.9%
• 2008→2024 swing: -33.7pp toward R · 2008: -28.9pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+60.0 2016: R+54.7 2012: R+38.8 2008: R+28.9

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

+0.0% since first listed

3 events — show timeline

• 2026-03-12 Price Changed $79,000 Batesville
• 2026-02-19 Listed $99,000 Batesville
• 2026-02-19 Listed $79,000 CARMLS

Property tax history

+159.6%/yr

Latest (2020): $353 · +0.0% YoY. Source: county tax records.