802 Elm St · Crossett, AR 71635

$89,950

3 bd · 2.0 ba · 1,608 sqft · SingleFamily public records · 88 Days on market

Built 1935 0.34 ac lot $56/sqft · 6% below area Est $95k · 6% 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 +25.5/30.0
• ARV discount +10.1/15.0
• DSCR +8.4/10.0
• 1% rule +6.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

GIVE US A CALL FOR A SHOWING OF THIS 3 BEDROOM 2 BATH HOME LOCATED ON A BEAUTIFUL STREET IN CROSSETT ARKANSAS. THIS HOME IS LOCATED CLOSE TO SCHOOLS AND SHOPPING. THIS HOME HAS 3 BUILDINGS FOR OUTSIDE STORAGE AND A CHICKEN COOP.

Key facts

• Close to schools
• Outside storage
• Close to shopping

Tags

• OUTSIDE STORAGE
• CHICKEN COOP
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 5.4% in Crossett — 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 59/100 on livability (#299 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, schools D-, crime F.
• Crossett School District (town): math 19% / reading 21% proficiency, ranked #213 of 238 in AR (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 56 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Ashley County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 55% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,553 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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 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?
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: 1.17% ✓
• Cap rate: 9.09%
• Cash-on-cash: 9.99%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

• ARV (median comp): $95,418
• List price: $89,950
• Delta: -5.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
503 Pine	0.35mi	2/2.0 (-1)	1,611 (+0%)	8mo	$52,235	$32	72
607 S Elm	0.16mi	3/2.0	1,720 (+7%)	21mo	$29,000	$17	63
1205 Hickory St	0.46mi	3/2.0	1,530 (-5%)	10mo	$160,000	$105	62
708 Walnut	0.31mi	3/2.0	1,470 (-9%)	11mo	$43,000	$29	62
1110 Hickory St	0.36mi	3/2.0	1,804 (+12%)	2mo	$52,000	$29	61
1207 Elm St	0.43mi	3/2.0	1,744 (+8%)	6mo	$165,000	$95	60
1208 Cypress St	0.52mi	3/2.0	1,652 (+3%)	14mo	$150,000	$91	59
509 Pine St	0.31mi	3/2.0	1,824 (+13%)	6mo	$20,000	$11	58
909 Elm Street St	0.15mi	3/2.0	1,836 (+14%)	15mo	$136,600	$74	57
1306 Cypress St	0.59mi	3/2.0	1,471 (-8%)	14mo	$129,000	$88	47
1404 Cypress St	0.68mi	3/2.0	1,820 (+13%)	2mo	$215,000	$118	45
602 Pecan St	0.43mi	3/2.0	1,836 (+14%)	15mo	$105,000	$57	44

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: -1.3%
• Equity multiple: 0.95×
• Total profit: $-1,207
• Equity at exit: $13,412

10-year hold

• IRR: 8.4%
• Equity multiple: 1.64×
• Total profit: $16,208
• Equity at exit: $7,777

Cash invested: $25,186 (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 71635

• Home prices YoY: -30.4%
• Active inventory: 56
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,052 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,349/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $210

Break-even live

Break-even rent $787

Max offer price $89,950

Occupancy floor 75%

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: $22,488
• Closing costs: $2,698
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $89,950 Active 88 DOM
2. 2026-06-18
   days on market $89,950 Active 87 DOM
3. 2026-06-17
   days on market $89,950 Active 86 DOM
4. 2026-06-16
   days on market $89,950 Active 85 DOM
5. 2026-06-15
   days on market $89,950 Active 84 DOM
6. 2026-06-14
   days on market $89,950 Active 82 DOM
7. 2026-06-12
   days on market $89,950 Active 81 DOM
8. 2026-06-09
   days on market $89,950 Active 78 DOM
9. 2026-06-08
   days on market $89,950 Active 77 DOM
10. 2026-06-07
    days on market $89,950 Active 76 DOM
11. 2026-06-05
    days on market $89,950 Active 74 DOM
12. 2026-06-04
    days on market $89,950 Active 72 DOM
13. 2026-06-02
    days on market $89,950 Active 71 DOM
14. 2026-06-01
    days on market $89,950 Active 70 DOM
15. 2026-05-31
    days on market $89,950 Active 69 DOM
16. 2026-05-31
    days on market $89,950 Active 68 DOM
17. 2026-05-14
    price $89,950 228-char remark

    Show marketing remark (228 chars)

    GIVE US A CALL FOR A SHOWING OF THIS 3 BEDROOM 2 BATH HOME LOCATED ON A BEAUTIFUL STREET IN CROSSETT ARKANSAS. THIS HOME IS LOCATED CLOSE TO SCHOOLS AND SHOPPING. THIS HOME HAS 3 BUILDINGS FOR OUTSIDE STORAGE AND A CHICKEN COOP.

18. 2026-03-23
    listed $99,950 New Listing 228-char remark

    Show marketing remark (228 chars)

    GIVE US A CALL FOR A SHOWING OF THIS 3 BEDROOM 2 BATH HOME LOCATED ON A BEAUTIFUL STREET IN CROSSETT ARKANSAS. THIS HOME IS LOCATED CLOSE TO SCHOOLS AND SHOPPING. THIS HOME HAS 3 BUILDINGS FOR OUTSIDE STORAGE AND A CHICKEN COOP.

19. 2023-11-01
    soldstatus $82,500
20. 2023-10-31
    soldstatus $82,500 Sold 383-char remark

    Show marketing remark (383 chars)

    This property will be sold "AS IS'" with no repairs. Very cute home that has tons of potential. Large main bedroom, bathroom, and walk-in closet. 2nd and 3rd bathroom share a door, but that area could make a great playroom or office. Large den with built-ins. Original hardwood flooring in some rooms in this home. This could make someone a great home with just little TLC.

21. 2023-10-05
    status Under Contract 383-char remark

    Show marketing remark (383 chars)

    This property will be sold "AS IS'" with no repairs. Very cute home that has tons of potential. Large main bedroom, bathroom, and walk-in closet. 2nd and 3rd bathroom share a door, but that area could make a great playroom or office. Large den with built-ins. Original hardwood flooring in some rooms in this home. This could make someone a great home with just little TLC.

22. 2023-09-06
    listed $85,000 New Listing 383-char remark

    Show marketing remark (383 chars)

    This property will be sold "AS IS'" with no repairs. Very cute home that has tons of potential. Large main bedroom, bathroom, and walk-in closet. 2nd and 3rd bathroom share a door, but that area could make a great playroom or office. Large den with built-ins. Original hardwood flooring in some rooms in this home. This could make someone a great home with just little TLC.

23. 2001-04-12
    soldstatus $60,000

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% 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: $12,627
• − Mortgage interest: −$5,039
• − Property taxes: −$1,349
• − Insurance: −$450
• − Repairs & maintenance: −$1,010
• − Management: −$1,010
• − Depreciation: −$2,617
• Taxable income: $1,152
• Est. tax owed @ 24.0%: −$277
• After-tax cash flow: $2,239/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: Crossett School District
• NCES district ID: 0504800
• Math proficiency: 19% ▼ -16.00%
• Reading proficiency: 21% ▼ -10.00%
• Median HH income: $37,682
• Composite: 16.73/100
• National rank: #9162
• State rank: #213 of 238 in AR

Livability — Crossett

• Score: 59/100
• State rank: #299
• US rank: #20393

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crossett, AR
• Population (ZIP): 10,368

Population outlook (Ashley County) Hauer SSP2

• Today (2025): 18,757 people
• By 2030: 17,541 · -6.5%
• By 2040: 15,243 · -18.7%
• By 2050: 13,136 · -30.0%
• By 2075: 8,901 · -52.5%
• By 2100: 5,626 · -70.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 28% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Ashley

• 2024 margin: Solid R (+48.0) · D 25.2% · R 73.2% · Other 1.6%
• 2008→2024 swing: -19.9pp toward R · 2008: -28.1pp · 2024: -48.0pp
• All cycles: 2024: R+48.0 2020: R+43.2 2016: R+36.5 2012: R+25.4 2008: R+28.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.73%
• Current HPI: 125.616
• 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

+49.9% since first listed

7 events — show timeline

• 2026-05-14 Price Changed $89,950 CARMLS
• 2026-03-23 Listed $99,950 CARMLS
• 2023-11-01 Sold (Public Records) $82,500 Public Records
• 2023-10-31 Sold (MLS) $82,500 CARMLS
• 2023-10-05 Pending — CARMLS
• 2023-09-06 Listed $85,000 CARMLS
• 2001-04-12 Sold (Public Records) $60,000 Public Records

Property tax history

-18.9%/yr

Latest (2025): $13 · -88.8% YoY. Source: county tax records.