506 W K St · Russellville, AR 72801

$115,000

3 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 4 Days on market

Built 1963 10,619 sqft lot Est $143k · 20% 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 +21.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +4.3/10.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors! This 1,224 square foot home offers 3 bedrooms, 1.5 bathrooms, and sits on a spacious double lot in a prime location near Arkansas Tech University. Whether you're looking for your next rental property, fix-and-flip project, or addition to your investment portfolio, this property presents a great opportunity with plenty of potential. Conveniently located close to shopping, dining, and campus amenities, the possibilities are endless. Property is being sold AS-IS, WHERE-IS with no repairs to be made by the seller. Don't miss your chance to turn this investment opportunity into your next success story. Schedule your showing today!

Key facts

• Double lot
• Close to dining
• Prime location

Tags

• DOUBLE LOT
• PRIME LOCATION
• CLOSE TO SHOPPING
• CLOSE TO DINING
• CLOSE TO CAMPUS AMENITIES
• INVESTMENT OPPORTUNITY

Property features AI

Finance

• HOA & community: Monthly association fee; Located near schools

Exterior

• Parking: Shared road frontage (access)
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Crawlspace foundation
• Construction: Vinyl siding; Asphalt shingle roof; Crawl space foundation; Built with vinyl siding
• Exterior features: Cleared lot; Unpaved driveway; Porch

Interior

• Kitchen: Dishwasher; Electric range
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (gas); Central electric cooling
• Interior features: Carpet and vinyl flooring; No additional interior features listed
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $177 ($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 $107k (6.7% below list).
• Recommended offer: $107k (6.7% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 3.5% in Russellville — 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 77/100 on livability (#10 in AR, #3,049 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: commute F, employment F.
• Russellville School District (town): math 46% / reading 45% proficiency, ranked #38 of 238 in AR (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.1%/yr); 93 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 55 units permitted in Pope County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Pope County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 6.1% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

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 $107,239 (6.7% below list)

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.93% ✗
• Cap rate: 8.14%
• Cash-on-cash: 6.59%
• DSCR: 1.29
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $143,208
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1300 N Boston Ave	0.32mi	3/1.0	1,250 (+2%)	0mo	$158,550	$127	81
1126 N Detroit Ave	0.46mi	3/2.0	1,196 (-2%)	1mo	$105,000	$88	70
1219 N Boston Pl	0.34mi	3/2.0	1,168 (-5%)	6mo	$173,040	$148	68
418 E J St	0.51mi	3/2.5	1,192 (-3%)	2mo	$140,000	$117	64
211 E J St	0.31mi	3/2.0	1,308 (+7%)	8mo	$140,000	$107	63
201 E H St	0.37mi	2/2.0 (-1)	1,162 (-5%)	3mo	$130,000	$112	63
1309 N Erie Ave	0.53mi	3/2.0	1,144 (-6%)	3mo	$139,500	$122	58
1115 N Hartford Ave	0.71mi	2/1.0 (-1)	1,187 (-3%)	4mo	$58,000	$49	54
418 E L St	0.51mi	3/1.0	1,096 (-10%)	7mo	$124,500	$114	53
510 E O St	0.57mi	3/2.0	1,328 (+8%)	4mo	$165,000	$124	52
603 N Greenwich Ave	0.72mi	2/1.0 (-1)	1,196 (-2%)	8mo	$80,000	$67	51
421 E F St	0.61mi	3/2.0	1,092 (-11%)	7mo	$144,900	$133	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 · 6.13% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-3,952
• Equity at exit: $17,147

10-year hold

• IRR: 9.4%
• Equity multiple: 1.81×
• Total profit: $26,056
• Equity at exit: $9,943

Cash invested: $32,200 (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 72801

• Home prices YoY: -24.5%
• Rents YoY: 6.1%
• Active inventory: 93
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,072 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$19 /mo · $233/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $177

Break-even live

Break-even rent $849

Max offer price $115,000

Occupancy floor 79%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
922 N Sidney Ave Russellville, AR	1.0–2.0	1.0–2.0	762	$910	$1.19	43d	1	1.44mi

Listing history 4 events

1. 2026-06-12
   statusdays on market $115,000 Pending 4 DOM
2. 2026-06-09
   days on market $115,000 Active 2 DOM
3. 2026-06-08
   remarks 656-char remark
4. 2026-06-08
   listed $115,000 Active 1 DOM

ⓘ 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: $233 · $19/mo
• Projected year-2 tax: $736 · $61/mo
• Expected delta: +$503/yr (+$42/mo · 216.1%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $12,869
• − Mortgage interest: −$6,442
• − Property taxes: −$233
• − Insurance: −$575
• − Repairs & maintenance: −$1,029
• − Management: −$1,029
• − Depreciation: −$3,345
• Taxable income: $215
• Est. tax owed @ 24.0%: −$52
• After-tax cash flow: $2,070/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: Russellville School District
• NCES district ID: 0512060
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $38,619
• Composite: 37.98/100
• National rank: #4293
• State rank: #38 of 238 in AR

Livability — Russellville

• Score: 77/100
• State rank: #10
• US rank: #3049

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Russellville, AR
• County: Pope County · 42,302 people
• City population: 42,302
• Metro: Russellville, AR
• Population (ZIP): 19,019
• Household income: $47,830
• Rent vs Own: 54.1% rent · 45.9% own
• Severe rent burden: 665.0

Population outlook (Pope County) Hauer SSP2

• Today (2025): 66,303 people
• By 2030: 67,635 · +2.0%
• By 2040: 70,046 · +5.6%
• By 2050: 72,107 · +8.8%
• By 2075: 78,042 · +17.7%
• By 2100: 82,343 · +24.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 18% Two or more races 10% Black 4% Native American 3% Asian 3%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 84% English-only · Spanish 13% Chinese 1% Vietnamese 1%

Political lean MEDSL · Pope

• 2024 margin: Solid R (+52.2) · D 22.7% · R 74.9% · Other 2.4%
• 2008→2024 swing: -8.9pp toward R · 2008: -43.3pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+50.4 2016: R+50.5 2012: R+47.2 2008: R+43.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.65%
• Current HPI: 223.7613
• Rent YoY: ▲ 6.13%
• Metro: Russellville, AR
• 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

1 event — show timeline

• 2026-06-07 Listed $115,000 NWARMLS

Property tax history

+0.0%/yr

Latest (2022): $233 · +0.0% YoY. Source: county tax records.