721 S Main St · Nashville, AR 71852

$89,500

4 bd · 2.0 ba · 1,420 sqft · SingleFamily public records · 181 Days on market

Built 1920 $63/sqft · 32% below area Est $131k · 32% 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 +8.7/10.0
• Appreciation +7.1/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great investment opportunity, located on South Main Street, property offers 1420 sq ft living of space on a 50x150 corner lot, Home converted to (2) 2 bedroom/1 bath units, currently rented. All electric, separate meters, all appliances convey. Sold " AS IS" no disclosures. Contact our office for more details.

Key facts

• Corner lot
• Detached
• Separate meters

Tags

• INVESTMENT OPPORTUNITY
• CORNER LOT
• SEPARATE METERS
• ALL APPLIANCES CONVEY
• DETACHED

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/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: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 3.6% in Nashville — 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 65/100 on livability (#153 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, crime D-, amenities F.
• Nashville School District (town): math 37% / reading 41% proficiency, ranked #81 of 238 in AR (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 64 active listings in the ZIP; 1 units permitted in Howard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($619 loan paydown + $4k appreciation (4.2% local appreciation)).
• Howard County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 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 1920 — 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 D 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: 1.37% ✓
• Cap rate: 12.15%
• Cash-on-cash: 20.92%
• DSCR: 1.93
• GRM: 6.1

CMA / ARV

• ARV (median comp): $131,493
• List price: $89,500
• Delta: -31.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1504 S Ansley St	0.48mi	3/2.0 (-1)	1,326 (-7%)	20mo	$109,900	$83	46
517 W Clark St	0.66mi	3/2.0 (-1)	1,348 (-5%)	23mo	$60,000	$45	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.5%
• Equity multiple: 2.77×
• Total profit: $44,366
• Equity at exit: $46,414

10-year hold

• IRR: 28.9%
• Equity multiple: 5.47×
• Total profit: $112,115
• Equity at exit: $76,753

Cash invested: $25,060 (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 71852

• Home prices YoY: 1.7%
• Active inventory: 64
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,224 medium
• Mortgage (P&I): −$469
• Tax from tax record: −$24 /mo · $287/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $437

Break-even live

Break-even rent $672

Max offer price $89,500

Occupancy floor 59%

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $89,500 Active 181 DOM
2. 2026-06-17
   days on market $89,500 Active 180 DOM
3. 2026-06-16
   days on market $89,500 Active 179 DOM
4. 2026-06-15
   days on market $89,500 Active 178 DOM
5. 2026-06-14
   days on market $89,500 Active 176 DOM
6. 2026-06-12
   days on market $89,500 Active 175 DOM
7. 2026-06-09
   days on market $89,500 Active 172 DOM
8. 2026-06-08
   days on market $89,500 Active 171 DOM
9. 2026-06-07
   days on market $89,500 Active 170 DOM
10. 2026-06-07
    days on market $89,500 Active 169 DOM
11. 2026-06-04
    days on market $89,500 Active 166 DOM
12. 2026-06-02
    days on market $89,500 Active 165 DOM
13. 2026-06-01
    days on market $89,500 Active 164 DOM
14. 2026-05-31
    days on market $89,500 Active 163 DOM
15. 2026-05-31
    days on market $89,500 Active 162 DOM
16. 2025-12-18
    listed $89,500 New Listing 321-char remark

    Show marketing remark (321 chars)

    Great investment opportunity, located on South Main Street, property offers 1420 sq ft living of space on a 50x150 corner lot, Home converted to (2) 2 bedroom/1 bath units, currently rented. All electric, separate meters, all appliances convey. Sold " AS IS" no disclosures. Contact our office for more details.

17. 2025-03-01
    historical
18. 2024-02-28
    listed $89,500 New Listing

ⓘ 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: $287 · $24/mo
• Projected year-2 tax: $573 · $48/mo
• Expected delta: +$286/yr (+$24/mo · 99.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $14,693
• − Mortgage interest: −$5,013
• − Property taxes: −$287
• − Insurance: −$448
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − Depreciation: −$2,604
• Taxable income: $3,991
• Est. tax owed @ 24.0%: −$958
• After-tax cash flow: $4,284/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: Nashville School District
• NCES district ID: 0510380
• Math proficiency: 37% ▼ -14.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $37,746
• Composite: 32.48/100
• National rank: #5708
• State rank: #81 of 238 in AR

Livability — Nashville

• Score: 65/100
• State rank: #153
• US rank: #13205

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nashville, AR
• Population (ZIP): 10,088

Population outlook (Howard County) Hauer SSP2

• Today (2025): 12,642 people
• By 2030: 12,218 · -3.4%
• By 2040: 11,470 · -9.3%
• By 2050: 10,874 · -14.0%
• By 2075: 10,517 · -16.8%
• By 2100: 10,929 · -13.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 17% Hispanic / Latino 13% Two or more races 4%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 86% English-only · Spanish 11% German/W. Germanic 2% Chinese 1%

Political lean MEDSL · Howard

• 2024 margin: Solid R (+46.7) · D 25.9% · R 72.6% · Other 1.5%
• 2008→2024 swing: -21.7pp toward R · 2008: -25.0pp · 2024: -46.7pp
• All cycles: 2024: R+46.7 2020: R+41.9 2016: R+39.0 2012: R+31.7 2008: R+25.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.20%
• Current HPI: 250.2966
• 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

+0.0% since first listed

3 events — show timeline

• 2025-12-18 Listed $89,500 CARMLS
• 2025-03-01 Listing Removed — CARMLS
• 2024-02-28 Listed $89,500 CARMLS

Property tax history

+10.8%/yr

Latest (2023): $287 · +5.7% YoY. Source: county tax records.