306 Pine St · Keiser, AR 72351

$68,000

3 bd · 1.0 ba · 1,133 sqft · SingleFamily public records · 5 Days on market

Built 1988 Est $116k · 41% under

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Why this score? — see what drove the A- 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 +9.5/10.0
• Appreciation +5.0/10.0
• Livability +2.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming Brick Home in the Heart of Keiser, AR Welcome to this well-maintained 3-bedroom, 1-bath brick home situated on approximately . 25 acres in the quiet and welcoming community of Keiser, Arkansas. This property offers a comfortable layout with great potential for homeowners, investors, or those looking to downsize. The home features a durable brick exterior, a cozy interior layout, and a fully fenced yard, providing both privacy and space for outdoor enjoyment. The lot size offers room for pets, gardening, or future improvements. Located in a small, peaceful town known for its strong sense of community and relaxed lifestyle , this property is ideal for those seeking a slower pace whi

Key facts

• Built 1988
• Listed 5 days

Property features AI

Finance

• Financial info: Financing options: conventional loan or cash
• HOA & community: No-fee area amenities

Exterior

• Parking: Carport for 1 car
• Utilities: Public sewer; Public water; Municipal electric (Entergy); Cable internet available
• Home design: Brick exterior; Level lot; Located in a subdivision; Lot approximately 75 x 147 (0.25 acre)
• Construction: Slab foundation; Pitch roof with 3-tab shingles
• Exterior features: Fully fenced yard with chain link fencing; Paved road access

Interior

• Kitchen: Free-standing stove; Electric range; Refrigerator included
• Flooring: Carpet; Laminate; Luxury vinyl
• Bathrooms: 1 full bath
• Heating & cooling: Window air conditioning units
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Ceiling fans
• Laundry & utility: Laundry room; Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($989 rent vs $68k).

Location & tenants

• Location reads 57/100 on livability (#355 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools F, crime F, amenities F.
• Rivercrest School District #57 (rural): math 32% / reading 37% proficiency, ranked #128 of 238 in AR (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 8 active listings in the ZIP; 69 units permitted in Mississippi County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($470 loan paydown + $2k appreciation (3.0% local appreciation)).
• Mississippi County population projected at -30% 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 $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 9y ago; this cycle's ask has dropped $22k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $68,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.45% ✓
• Cap rate: 11.78%
• Cash-on-cash: 19.60%
• DSCR: 1.87
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $115,566
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 J T Polk Dr	0.13mi	3/1.0	1,032 (-9%)	8mo	$105,000	$102	72

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: 25.9%
• Equity multiple: 2.47×
• Total profit: $28,018
• Equity at exit: $30,576

10-year hold

• IRR: 26.6%
• Equity multiple: 4.78×
• Total profit: $72,008
• Equity at exit: $47,121

Cash invested: $19,040 (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 72351

• Active inventory: 8
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $989 medium
• Mortgage (P&I): −$357
• Tax est. 1.5%: −$85 /mo · $1,020/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $311

Break-even live

Break-even rent $595

Max offer price $68,000

Occupancy floor 64%

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $68,000 Active 5 DOM
2. 2026-06-17
   days on market $68,000 Active 4 DOM
3. 2026-06-16
   days on market $68,000 Active 3 DOM
4. 2026-06-15
   pricedays on marketlisting id $68,000 Active 2 DOM
5. 2026-06-01
   days on market $74,900 Active 50 DOM
6. 2026-05-31
   days on market $74,900 Active 49 DOM
7. 2026-05-14
   price $74,900
8. 2026-05-02
   price $79,000
9. 2026-04-10
   listed $89,900 New Listing
10. 2020-02-14
    historical
11. 2020-01-03
    listed $68,000
12. 2020-01-03
    listed $68,000
13. 2018-06-29
    soldstatus $61,000
14. 2018-06-29
    soldstatus $61,000
15. 2018-03-19
    listed $62,000
16. 2018-03-19
    listed $62,000
17. 2017-06-11
    listed $62,000
18. 2008-04-04
    soldstatus $51,000

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,863
• − Mortgage interest: −$3,809
• − Property taxes: −$1,020
• − Insurance: −$340
• − Repairs & maintenance: −$949
• − Management: −$949
• − Depreciation: −$1,978
• Taxable income: $2,818
• Est. tax owed @ 24.0%: −$676
• After-tax cash flow: $3,056/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: Rivercrest School District #57
• NCES district ID: 0500045
• Math proficiency: 32% ▼ -3.00%
• Reading proficiency: 37% ▬ 0.00%
• Median HH income: $34,115
• Composite: 28.4/100
• National rank: #6764
• State rank: #128 of 238 in AR

Livability — Keiser

• Score: 57/100
• State rank: #355
• US rank: #22000

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: Keiser, AR
• City population: 796
• Population (ZIP): 796

Population outlook (Mississippi County) Hauer SSP2

• Today (2025): 38,959 people
• By 2030: 36,401 · -6.6%
• By 2040: 31,526 · -19.1%
• By 2050: 27,058 · -30.5%
• By 2075: 17,847 · -54.2%
• By 2100: 11,024 · -71.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 11% Black 4% Hispanic / Latino 3%
• Common ancestry: Serbian 7% Slovak 1%
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Mississippi

• 2024 margin: Solid R (+31.6) · D 33.4% · R 65.0% · Other 1.7%
• 2008→2024 swing: -29.4pp toward R · 2008: -2.2pp · 2024: -31.6pp
• All cycles: 2024: R+31.6 2020: R+22.2 2016: R+10.5 2012: R+1.1 2008: R+2.2

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

+46.9% since first listed

12 events — show timeline

• 2026-05-14 Price Changed $74,900 CARMLS
• 2026-05-02 Price Changed $79,000 CARMLS
• 2026-04-10 Listed $89,900 CARMLS
• 2020-02-14 Listing Removed — CARMLS
• 2020-01-03 Listed $68,000 CARMLS
• 2020-01-03 Listed $68,000 NEABOR MLS
• 2018-06-29 Sold (MLS) $61,000 CARMLS
• 2018-06-29 Sold (MLS) $61,000 NEABOR MLS
• 2018-03-19 Listed $62,000 CARMLS
• 2018-03-19 Listed $62,000 NEABOR MLS
• 2017-06-11 Listed $62,000 NEABOR MLS
• 2008-04-04 Sold (Public Records) $51,000 Public Records

Property tax history

-56.2%/yr

Latest (2025): $57 · -56.2% YoY. Source: county tax records.