304 Plaza Ave · Trumann, AR 72472

$37,900

2 bd · 1.0 ba · 966 sqft · SingleFamily public records · 54 Days on market

Built 1940 3,920 sqft lot

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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
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +1.7/10.0

Listing remarks MLS

Don't miss this investment opportunity in 304 Plaza Ave. Trumann, AR 72472. This 2 bedroom, 1 bath home has original hardwood floors, metal siding, and a metal roof keeping maintenance at a minimum. There is a window air unit and a spot for a gas heater to be installed. Situated on a nice corner lot with parking available. Call your favorite REALTOR® with questions and to take a look.

Key facts

• Metal roof
• Metal siding
• Parking available

Tags

• ORIGINAL HARDWOOD FLOORS
• METAL SIDING
• METAL ROOF
• CORNER LOT
• PARKING AVAILABLE
• WINDOW AIR UNIT

Property features AI

Finance

• Other: Approximate lot dimensions 84 x 45 (about 0.09 acre); Located in Trumann, Poinsett County; subdivision Harrison & Douglas; Annual taxes listed (details not included per instructions)
• Financial info: Accepts cash and in-house financing
• HOA & community: Details not provided

Exterior

• Parking: Other parking (see remarks)
• Security: Details not provided
• Utilities: Public sewer; Public water; Electricity with municipal service (Entergy); Natural gas
• Home design: Single-family property (details not provided); Inside city limits
• Construction: Metal and vinyl siding, and wood exterior; Metal roof; Crawl space foundation; Built area approximately 966 (source: tax records)
• Exterior features: Level corner lot; Paved road access

Interior

• Kitchen: Details not provided
• Bedrooms: Details not provided
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Window air conditioning units; No central heating; Other heating (see remarks)
• Interior features: Electric water heater
• Laundry & utility: Details not provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($650 rent vs $38k).
• Recommended offer: $37k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 4.4% in Trumann — 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 57/100 on livability (#353 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities F.
• Trumann School District (town): math 28% / reading 26% proficiency, ranked #178 of 238 in AR (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Trumann Prek And Parent Center (94 students, 97% FRL); Trumann High School (math 24% / reading 32%, grade F, #159 of 292 statewide, top 55%, 457 students, 100% FRL) — zoned schools average 98% FRL vs 67% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 73 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 67 units permitted in Poinsett County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $262 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Poinsett County population projected at -13% 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 $11k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y 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 $11k; list at $38k implies a 261% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,763 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.72% ✓
• Cap rate: 15.13%
• Cash-on-cash: 31.56%
• DSCR: 2.40
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $113,022
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Jennifer St	0.36mi	3/1.0 (+1)	968 (+0%)	1mo	$120,000	$124	77
313 Olive St	0.20mi	2/1.0	1,016 (+5%)	7mo	$65,000	$64	77
305 W Carlson	0.18mi	2/1.0	864 (-11%)	1mo	$103,500	$120	73
329 Sharon Dr	0.43mi	2/1.0	900 (-7%)	3mo	$105,000	$117	66
504 Locust	0.27mi	3/1.0 (+1)	1,100 (+14%)	4mo	$68,000	$62	56
120 S Parkview Dr	0.45mi	3/1.0 (+1)	1,040 (+8%)	6mo	$133,000	$128	56
304 Norma Jean Dr	0.56mi	3/1.0 (+1)	1,050 (+9%)	1mo	$37,500	$36	53
145 S Parkview Dr	0.38mi	3/1.0 (+1)	1,096 (+14%)	3mo	$164,900	$150	52
404 Patterson St	0.69mi	3/1.0 (+1)	1,000 (+4%)	8mo	$113,500	$114	50
338 Paula Ave	0.73mi	2/1.0	1,026 (+6%)	7mo	$79,000	$77	50
220 Magnolia	0.48mi	3/1.0 (+1)	864 (-11%)	8mo	$95,000	$110	49
304 Smith Ave	0.55mi	3/2.0 (+1)	1,060 (+10%)	10mo	$160,000	$151	41

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: 26.4%
• Equity multiple: 2.10×
• Total profit: $11,629
• Equity at exit: $5,651

10-year hold

• IRR: 34.1%
• Equity multiple: 4.11×
• Total profit: $32,989
• Equity at exit: $3,277

Cash invested: $10,612 (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 72472

• Home prices YoY: -3.1%
• Active inventory: 73
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $650 medium
• Mortgage (P&I): −$199
• Tax from tax record: −$20 /mo · $238/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$136
• Net cashflow: $279

Break-even live

Break-even rent $297

Max offer price $37,900

Occupancy floor 52%

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: $9,475
• Closing costs: $1,137
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
228 Ambrea Dr Trumann, AR	1.0	1.0	574	$650	$1.13	43d	1	0.47mi

Listing history 10 events

1. 2026-06-05
   statusdays on market $37,900 Under Contract 54 DOM
2. 2026-06-02
   days on market $37,900 Active 53 DOM
3. 2026-06-01
   days on market $37,900 Active 52 DOM
4. 2026-05-31
   days on market $37,900 Active 51 DOM
5. 2026-05-30
   days on market $37,900 Active 50 DOM
6. 2026-04-10
   listed $37,900 Active 391-char remark

   Show marketing remark (391 chars)

   Don't miss this investment opportunity in 304 Plaza Ave. Trumann, AR 72472. This 2 bedroom, 1 bath home has original hardwood floors, metal siding, and a metal roof keeping maintenance at a minimum. There is a window air unit and a spot for a gas heater to be installed. Situated on a nice corner lot with parking available. Call your favorite REALTOR® with questions and to take a look.

7. 2026-04-09
   listed $37,900 New Listing
8. 2003-06-02
   soldstatus $10,510 129-char remark

   Show marketing remark (129 chars)

   HUD property - case #031-244485; insurable w/ escrow $3960 - SYSTEMS INSPECTION REQUIRED; eligible for 203k financing; sold AS-IS

9. 2003-04-10
   listed $10,000 129-char remark

   Show marketing remark (129 chars)

   HUD property - case #031-244485; insurable w/ escrow $3960 - SYSTEMS INSPECTION REQUIRED; eligible for 203k financing; sold AS-IS

10. 2002-04-17
    soldstatus $33,942

ⓘ 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: $238 · $20/mo
• Projected year-2 tax: $243 · $20/mo
• Expected delta: +$5/yr ($0/mo · 1.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $7,800
• − Mortgage interest: −$2,123
• − Property taxes: −$238
• − Insurance: −$190
• − Repairs & maintenance: −$624
• − Management: −$624
• − Depreciation: −$1,103
• Taxable income: $2,899
• Est. tax owed @ 24.0%: −$696
• After-tax cash flow: $2,654/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: Trumann School District
• NCES district ID: 0500047
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $35,307
• Composite: 22.33/100
• National rank: #8130
• State rank: #178 of 238 in AR

Livability — Trumann

• Score: 57/100
• State rank: #353
• US rank: #21973

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trumann, AR
• Population (ZIP): 8,868

Population outlook (Poinsett County) Hauer SSP2

• Today (2025): 22,998 people
• By 2030: 22,356 · -2.8%
• By 2040: 21,150 · -8.0%
• By 2050: 20,035 · -12.9%
• By 2075: 17,745 · -22.8%
• By 2100: 15,358 · -33.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 7% Black 7% Hispanic / Latino 3%
• Common ancestry: Italian 1% Greek 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Poinsett

• 2024 margin: Solid R (+63.5) · D 17.4% · R 81.0% · Other 1.6%
• 2008→2024 swing: -36.3pp toward R · 2008: -27.2pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+59.8 2016: R+24.1 2012: R+34.2 2008: R+27.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.69%
• Current HPI: 208.64
• 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

+11.7% since first listed

5 events — show timeline

• 2026-04-10 Listed $37,900 NEABOR MLS
• 2026-04-09 Listed $37,900 CARMLS
• 2003-06-02 Sold (MLS) $10,510 Memphis Area Association of Realtors(R) MLS
• 2003-04-10 Listed $10,000 Memphis Area Association of Realtors(R) MLS
• 2002-04-17 Sold (Public Records) $33,942 Public Records

Property tax history

+1.5%/yr

Latest (2025): $238 · +0.0% YoY. Source: county tax records.