1115 North St · Kensett, AR 72082

$107,000

4 bd · 1.5 ba · 1,435 sqft · SingleFamily public records · 228 Days on market

Built 1977 0.36 ac lot $75/sqft · 24% below area Est $141k · 24% 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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Considering expanding or kickstarting your investment portfolio? Check out this attractive home in Kensett, where comfort meets convenience. This home has been freshly repainted and well-maintained. It includes two spacious shops in the backyard. The large sliding back door opens to a covered patio, perfect for outdoor living. With city and well water access, maintaining a small garden is cost-effective. A backyard storm cellar ensures safety during severe weather. Move-in-ready, this home is a smart investment or a cozy residence. Ready to explore? Schedule a viewing today!

Key facts

• Covered patio
• Two spacious shops
• 0.36 acre lot

Tags

• TWO SPACIOUS SHOPS
• COVERED PATIO
• BACKYARD STORM CELLAR

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $107k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $107k).
• Recommended offer: $94k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#200 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools F, amenities F, commute F.
• Riverview School District (town): math 20% / reading 26% proficiency, ranked #202 of 238 in AR (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 4 active listings in the ZIP; 219 units permitted in White County in 2024 (36 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($740 loan paydown + $3k appreciation (3.0% local appreciation)).
• White County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 228 days — a 12% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $90k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 228 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 1977 — 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. 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: 1.29% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.11%
• DSCR: 1.63
• GRM: 6.5

CMA / ARV

• ARV (median comp): $141,476
• List price: $107,000
• Delta: -24.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
720 Maple	0.11mi	3/1.5 (-1)	1,260 (-12%)	16mo	$119,000	$94	57
506 W Barnett	0.31mi	3/2.0 (-1)	1,276 (-11%)	12mo	$70,000	$55	50
130 Usery Rd	0.69mi	3/2.0 (-1)	1,458 (+2%)	16mo	$180,000	$123	45

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: 20.7%
• Equity multiple: 2.18×
• Total profit: $35,352
• Equity at exit: $48,112

10-year hold

• IRR: 21.9%
• Equity multiple: 4.15×
• Total profit: $94,444
• Equity at exit: $74,146

Cash invested: $29,960 (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 72082

• Active inventory: 4
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,382 medium
• Mortgage (P&I): −$561
• Tax est. 1.5%: −$134 /mo · $1,605/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $352

Break-even live

Break-even rent $936

Max offer price $107,000

Occupancy floor 70%

Sensitivity live

Price	-10% $426	-5% $389	+0% $352	+5% $315	+10% $278
Rent	-10% $243	-5% $298	+0% $352	+5% $407	+10% $462
Rate	-1.0pp $406	-0.5pp $380	base $352	+0.5pp $325	+1.0pp $296

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: $26,750
• Closing costs: $3,210
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-09
   days on market $107,000 Active 228 DOM
2. 2026-06-08
   days on market $107,000 Active 227 DOM
3. 2026-06-07
   days on market $107,000 Active 226 DOM
4. 2026-06-05
   days on market $107,000 Active 223 DOM
5. 2026-06-03
   days on market $107,000 Active 222 DOM
6. 2026-06-02
   days on market $107,000 Active 221 DOM
7. 2026-06-01
   days on market $107,000 Active 220 DOM
8. 2026-05-31
   days on market $107,000 Active 219 DOM
9. 2026-05-30
   days on market $107,000 Active 218 DOM
10. 2026-02-08
    price $107,000 581-char remark

    Show marketing remark (581 chars)

    Considering expanding or kickstarting your investment portfolio? Check out this attractive home in Kensett, where comfort meets convenience. This home has been freshly repainted and well-maintained. It includes two spacious shops in the backyard. The large sliding back door opens to a covered patio, perfect for outdoor living. With city and well water access, maintaining a small garden is cost-effective. A backyard storm cellar ensures safety during severe weather. Move-in-ready, this home is a smart investment or a cozy residence. Ready to explore? Schedule a viewing today!

11. 2025-10-24
    listed $110,000 New Listing 581-char remark

    Show marketing remark (581 chars)

    Considering expanding or kickstarting your investment portfolio? Check out this attractive home in Kensett, where comfort meets convenience. This home has been freshly repainted and well-maintained. It includes two spacious shops in the backyard. The large sliding back door opens to a covered patio, perfect for outdoor living. With city and well water access, maintaining a small garden is cost-effective. A backyard storm cellar ensures safety during severe weather. Move-in-ready, this home is a smart investment or a cozy residence. Ready to explore? Schedule a viewing today!

12. 2021-06-11
    soldstatus $89,900
13. 2021-06-10
    soldstatus $89,900 Sold 401-char remark

    Show marketing remark (401 chars)

    Move in Ready 4 Bedroom 2 Bath Brick home with front and back fenced in yard in great condition. Very nice windows, laminate flooring in most of the house, open floor plan with large living room and kitchen dining area. Large sliding back door opens to a covered back patio. Storm cellar and 2 storage buildings in the back yard. House is on city water/sewer but also has a well for watering a garden.

14. 2021-05-02
    historical 401-char remark

    Show marketing remark (401 chars)

    Move in Ready 4 Bedroom 2 Bath Brick home with front and back fenced in yard in great condition. Very nice windows, laminate flooring in most of the house, open floor plan with large living room and kitchen dining area. Large sliding back door opens to a covered back patio. Storm cellar and 2 storage buildings in the back yard. House is on city water/sewer but also has a well for watering a garden.

15. 2021-03-08
    listed $89,900 New Listing 401-char remark

    Show marketing remark (401 chars)

    Move in Ready 4 Bedroom 2 Bath Brick home with front and back fenced in yard in great condition. Very nice windows, laminate flooring in most of the house, open floor plan with large living room and kitchen dining area. Large sliding back door opens to a covered back patio. Storm cellar and 2 storage buildings in the back yard. House is on city water/sewer but also has a well for watering a garden.

16. 2021-02-21
    historical
17. 2020-11-19
    listed $94,900 New Listing

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $16,584
• − Mortgage interest: −$5,994
• − Property taxes: −$1,605
• − Insurance: −$535
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$3,113
• Taxable income: $2,684
• Est. tax owed @ 24.0%: −$644
• After-tax cash flow: $3,584/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: Riverview School District
• NCES district ID: 0508400
• Math proficiency: 20% ▼ -14.00%
• Reading proficiency: 26% ▼ -9.00%
• Median HH income: $32,801
• Composite: 18.74/100
• National rank: #8877
• State rank: #202 of 238 in AR

Livability — Kensett

• Score: 63/100
• State rank: #200
• US rank: #15805

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kensett, AR
• City population: 2,006
• Population (ZIP): 2,006

Population outlook (White County) Hauer SSP2

• Today (2025): 82,310 people
• By 2030: 83,861 · +1.9%
• By 2040: 86,492 · +5.1%
• By 2050: 88,246 · +7.2%
• By 2075: 91,307 · +10.9%
• By 2100: 91,548 · +11.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 55% Black 22% Hispanic / Latino 14% Two or more races 10%
• Hispanic origin (detail): Mexican 12%
• Foreign-born: 8% · Canada
• Languages at home: 87% English-only · Spanish 13%

Political lean MEDSL · White

• 2024 margin: Solid R (+61.2) · D 18.3% · R 79.5% · Other 2.2%
• 2008→2024 swing: -14.0pp toward R · 2008: -47.2pp · 2024: -61.2pp
• All cycles: 2024: R+61.2 2020: R+58.9 2016: R+57.9 2012: R+53.7 2008: R+47.2

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

+12.8% since first listed

8 events — show timeline

• 2026-02-08 Price Changed $107,000 CARMLS
• 2025-10-24 Listed $110,000 CARMLS
• 2021-06-11 Sold (Public Records) $89,900 Public Records
• 2021-06-10 Sold (MLS) $89,900 CARMLS
• 2021-05-02 Listing Removed — CARMLS
• 2021-03-08 Listed $89,900 CARMLS
• 2021-02-21 Listing Removed — CARMLS
• 2020-11-19 Listed $94,900 CARMLS

Property tax history

-23.9%/yr

Latest (2025): $16 · -86.0% YoY. Source: county tax records.