1061 Massey St · Decatur, AR 72722

$149,000

2 bd · 1.5 ba · 763 sqft · SingleFamily public records · 65 Days on market

Built 1983 7,840 sqft lot $195/sqft · 7% below area Est $160k · 7% under

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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 +19.7/30.0
• ARV discount +10.6/15.0
• Appreciation +10.0/10.0
• DSCR +6.2/10.0
• 1% rule +4.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

This adorable home nestled in Decatur is the perfect for the first time home buyer or a new investor looking to get their start. This home has solar panels which power the entire home. This 2 bedroom/1 bath home would be great for a single person or empty nesters. Close to walking track and just a few minutes from Northside Elementary. Wood burning fireplace in living room. Electric range, vinyl flooring, carpets in the bedroom.

Key facts

• Vinyl flooring
• Electric range
• Walking track

Tags

• SOLAR PANELS
• WALKING TRACK
• WOOD BURNING FIREPLACE
• ELECTRIC RANGE
• VINYL FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $173 ($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 $133k (10.4% below list).
• Recommended offer: $133k (10.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#379 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Decatur School District (rural): math 26% / reading 30% proficiency, ranked #163 of 238 in AR (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 39 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.

Risks & watch-outs

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

Recommended offer $133,490 (10.4% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 10% 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: 0.90% ✗
• Cap rate: 7.69%
• Cash-on-cash: 4.98%
• DSCR: 1.22
• GRM: 9.3

CMA / ARV

• ARV (median comp): $159,990
• List price: $149,000
• Delta: -6.87%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1075 Massey St	0.02mi	2/1.0	713 (-7%)	23mo	$120,000	$168	67

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: 27.9%
• Equity multiple: 3.21×
• Total profit: $92,113
• Equity at exit: $134,231

10-year hold

• IRR: 24.3%
• Equity multiple: 7.29×
• Total profit: $262,438
• Equity at exit: $289,474

Cash invested: $41,720 (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 72722

• Home prices YoY: 15.4%
• Active inventory: 39
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,335 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$38 /mo · $454/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $173

Break-even live

Break-even rent $1,116

Max offer price $149,000

Occupancy floor 82%

Sensitivity live

Price	-10% $258	-5% $215	+0% $173	+5% $131	+10% $89
Rent	-10% $68	-5% $121	+0% $173	+5% $226	+10% $279
Rate	-1.0pp $248	-0.5pp $211	base $173	+0.5pp $135	+1.0pp $95

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
248 E Jo Ave Decatur, AR	2.0	1.0	953	$1,150	$1.21	24d	1	0.58mi
403 E Roller Ave Unit 1520950P Decatur, AR	1.0	1.0	893	$1,711	$1.92	15d	1	0.61mi
527 Pool St Apt C Decatur, AR	3.0	2.0	1000	$1,050	$1.05	45d	1	0.81mi

Listing history 27 events

1. 2026-06-21
   days on market $149,000 Active 65 DOM
2. 2026-06-18
   days on market $149,000 Active 62 DOM
3. 2026-06-17
   days on market $149,000 Active 61 DOM
4. 2026-06-16
   days on market $149,000 Active 60 DOM
5. 2026-06-15
   days on market $149,000 Active 59 DOM
6. 2026-06-14
   days on market $149,000 Active 57 DOM
7. 2026-06-13
   days on market $149,000 Active 56 DOM
8. 2026-06-10
   days on market $149,000 Active 54 DOM
9. 2026-06-09
   days on market $149,000 Active 53 DOM
10. 2026-06-08
    days on market $149,000 Active 52 DOM
11. 2026-06-07
    days on market $149,000 Active 51 DOM
12. 2026-06-05
    days on market $149,000 Active 48 DOM
13. 2026-06-03
    days on market $149,000 Active 47 DOM
14. 2026-06-02
    days on market $149,000 Active 46 DOM
15. 2026-06-01
    days on market $149,000 Active 45 DOM
16. 2026-05-31
    days on market $149,000 Active 44 DOM
17. 2026-05-31
    days on market $149,000 Active 43 DOM
18. 2026-04-17
    listed $149,000 Active 432-char remark

    Show marketing remark (432 chars)

    This adorable home nestled in Decatur is the perfect for the first time home buyer or a new investor looking to get their start. This home has solar panels which power the entire home. This 2 bedroom/1 bath home would be great for a single person or empty nesters. Close to walking track and just a few minutes from Northside Elementary. Wood burning fireplace in living room. Electric range, vinyl flooring, carpets in the bedroom.

19. 2022-10-11
    soldstatus $135,000
20. 2022-10-06
    soldstatus $135,000 Closed 376-char remark

    Show marketing remark (376 chars)

    Great starter home. This 2 bedroom/1 bath home would be great for a single person or empty nesters. Close to walking track and just a few minutes from Northside Elementary. Wood burning fireplace in living room. Electric range, vinyl flooring, carpets, new in 2020. Roof and HVAC just a few years old. Need a home that is move in ready, this is it! Supra lock on front door

21. 2022-09-05
    status Pending 376-char remark

    Show marketing remark (376 chars)

    Great starter home. This 2 bedroom/1 bath home would be great for a single person or empty nesters. Close to walking track and just a few minutes from Northside Elementary. Wood burning fireplace in living room. Electric range, vinyl flooring, carpets, new in 2020. Roof and HVAC just a few years old. Need a home that is move in ready, this is it! Supra lock on front door

22. 2022-08-29
    listed $140,000 Active 376-char remark

    Show marketing remark (376 chars)

    Great starter home. This 2 bedroom/1 bath home would be great for a single person or empty nesters. Close to walking track and just a few minutes from Northside Elementary. Wood burning fireplace in living room. Electric range, vinyl flooring, carpets, new in 2020. Roof and HVAC just a few years old. Need a home that is move in ready, this is it! Supra lock on front door

23. 2021-03-29
    soldstatus $101,000
24. 2021-03-26
    soldstatus $101,000
25. 2021-02-24
    listed $105,000
26. 2008-04-08
    soldstatus $52,000
27. 2005-04-14
    soldstatus $47,000

ⓘ 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: $454 · $38/mo
• Projected year-2 tax: $954 · $79/mo
• Expected delta: +$499/yr (+$42/mo · 109.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $16,019
• − Mortgage interest: −$8,346
• − Property taxes: −$454
• − Insurance: −$745
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$4,335
• Taxable loss: −$424
• Est. tax savings @ 24.0%: +$102
• After-tax cash flow: $2,181/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: Decatur School District
• NCES district ID: 0504980
• Math proficiency: 26% ▼ -6.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $41,201
• Composite: 23.69/100
• National rank: #7833
• State rank: #163 of 238 in AR

Livability — Decatur

• Score: 56/100
• State rank: #379
• US rank: #22548

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Decatur, AR
• City population: 2,920
• Population (ZIP): 2,920

Population outlook (Benton County) Hauer SSP2

• Today (2025): 318,683 people
• By 2030: 353,481 · +10.9%
• By 2040: 425,280 · +33.4%
• By 2050: 497,239 · +56.0%
• By 2075: 662,114 · +107.8%
• By 2100: 776,431 · +143.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 56% Two or more races 29% Hispanic / Latino 14% Asian 5% Black 3% Native American 3%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Italian 1% Iranian 1% Slovak 1%
• Foreign-born: 13% · Canada, Vietnam
• Languages at home: 82% English-only · Spanish 11% Other Asian/Pacific 3% French/Haitian/Cajun 2%

Political lean MEDSL · Benton

• 2024 margin: Strong R (+27.0) · D 35.2% · R 62.1% · Other 2.7%
• 2008→2024 swing: +9.6pp toward D · 2008: -36.5pp · 2024: -27.0pp
• All cycles: 2024: R+27.0 2020: R+26.4 2016: R+34.9 2012: R+40.4 2008: R+36.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 57.29%
• Current HPI: 428.7914
• 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

+217.0% since first listed

10 events — show timeline

• 2026-04-17 Listed $149,000 NWARMLS
• 2022-10-11 Sold (Public Records) $135,000 Public Records
• 2022-10-06 Sold (MLS) $135,000 NWARMLS
• 2022-09-05 Pending — NWARMLS
• 2022-08-29 Listed $140,000 NWARMLS
• 2021-03-29 Sold (Public Records) $101,000 Public Records
• 2021-03-26 Sold (MLS) $101,000 NWARMLS
• 2021-02-24 Listed $105,000 NWARMLS
• 2008-04-08 Sold (Public Records) $52,000 Public Records
• 2005-04-14 Sold (Public Records) $47,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $454 · -8.2% YoY. Source: county tax records.