103 5th St · Rison, AR 71665

$24,900

3 bd · 1.0 ba · 1,500 sqft · SingleFamily public records · 195 Days on market

Built 1989 9,583 sqft lot $17/sqft · 69% below area

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here is your chance to own your own fixer upper. This brick home would make a great first home or rental property. Square footage and age of home is estimated. Call today to schedule an appointment to view the home.

Key facts

• Rental property
• Brick home
• Detached

Tags

• BRICK HOME
• RENTAL PROPERTY
• DETACHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $724 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#110 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: amenities F, commute F, employment F.
• Cleveland County School District (rural): math 40% / reading 36% proficiency, ranked #95 of 238 in AR (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rison Elementary School (math 47% / reading 32%, grade F, #206 of 454 statewide, top 48%, 377 students, 65% FRL); Rison High School (math 33% / reading 39%, grade F, #81 of 292 statewide, top 29%, 362 students, 51% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 33 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $172 of loan paydown is wiped out by about $747 of value loss. Plan a longer hold.
• Cleveland County population projected at -27% 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $5k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $25k implies a 66% gain — meaningful room to come down on a strong offer.

Recommended offer $21,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.44% ✓
• Cap rate: 41.18%
• Cash-on-cash: 124.58%
• DSCR: 6.54
• GRM: 1.9

CMA / ARV

• ARV (median comp): $80,615
• List price: $24,900
• Delta: -69.11%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 Jasmine St	0.19mi	2/1.0 (-1)	1,396 (-7%)	7mo	$79,900	$57	69
410 E Magnolia St	0.34mi	3/1.0	1,619 (+8%)	11mo	$28,000	$17	62
80 Moore Dr	0.26mi	3/2.0	1,618 (+8%)	20mo	$215,000	$133	54

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: —
• Equity multiple: 7.03×
• Total profit: $42,068
• Equity at exit: $3,713

10-year hold

• IRR: —
• Equity multiple: 14.77×
• Total profit: $96,006
• Equity at exit: $2,153

Cash invested: $6,972 (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 71665

• Home prices YoY: -28.3%
• Active inventory: 33
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,106 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$9 /mo · $111/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $724

Break-even live

Break-even rent $190

Max offer price $24,900

Occupancy floor 30%

Sensitivity live

Price	-10% $738	-5% $731	+0% $724	+5% $717	+10% $710
Rent	-10% $636	-5% $680	+0% $724	+5% $768	+10% $811
Rate	-1.0pp $736	-0.5pp $730	base $724	+0.5pp $717	+1.0pp $711

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-31
   days on market $24,900 Active 195 DOM
2. 2026-05-30
   days on market $24,900 Active 194 DOM
3. 2025-12-18
   price $24,900 215-char remark

   Show marketing remark (215 chars)

   Here is your chance to own your own fixer upper. This brick home would make a great first home or rental property. Square footage and age of home is estimated. Call today to schedule an appointment to view the home.

4. 2025-11-13
   listed $29,900 New Listing 215-char remark

   Show marketing remark (215 chars)

   Here is your chance to own your own fixer upper. This brick home would make a great first home or rental property. Square footage and age of home is estimated. Call today to schedule an appointment to view the home.

5. 2020-12-11
   soldstatus $15,000 Sold 41-char remark

   Show marketing remark (41 chars)

   Tenant Occupied. Great Investor Property.

6. 2020-11-17
   status Under Contract 41-char remark

   Show marketing remark (41 chars)

   Tenant Occupied. Great Investor Property.

7. 2019-08-06
   price $23,000 41-char remark

   Show marketing remark (41 chars)

   Tenant Occupied. Great Investor Property.

8. 2019-05-11
   price $25,000 41-char remark

   Show marketing remark (41 chars)

   Tenant Occupied. Great Investor Property.

9. 2019-03-29
   price $29,000 41-char remark

   Show marketing remark (41 chars)

   Tenant Occupied. Great Investor Property.

10. 2018-11-06
    listed $33,000 New Listing 41-char remark

    Show marketing remark (41 chars)

    Tenant Occupied. Great Investor Property.

11. 1995-03-10
    soldstatus $20,000

ⓘ 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: $111 · $9/mo
• Projected year-2 tax: $159 · $13/mo
• Expected delta: +$48/yr (+$4/mo · 43.3%)

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

Taxation est. · year 1

• Rental income: $13,276
• − Mortgage interest: −$1,395
• − Property taxes: −$111
• − Insurance: −$124
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$724
• Taxable income: $8,797
• Est. tax owed @ 24.0%: −$2,111
• After-tax cash flow: $6,574/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: Cleveland County School District
• NCES district ID: 0500067
• Math proficiency: 40% ▼ -8.00%
• Reading proficiency: 36% ▼ -8.00%
• Median HH income: $37,028
• Composite: 31.62/100
• National rank: #5939
• State rank: #95 of 238 in AR

Livability — Rison

• Score: 67/100
• State rank: #110
• US rank: #11095

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rison, AR
• Population (ZIP): 4,889

Population outlook (Cleveland County) Hauer SSP2

• Today (2025): 7,657 people
• By 2030: 7,246 · -5.4%
• By 2040: 6,391 · -16.5%
• By 2050: 5,612 · -26.7%
• By 2075: 4,230 · -44.8%
• By 2100: 3,389 · -55.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 9% Two or more races 4%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Cleveland

• 2024 margin: Solid R (+67.6) · D 15.5% · R 83.1% · Other 1.4%
• 2008→2024 swing: -23.6pp toward R · 2008: -43.9pp · 2024: -67.6pp
• All cycles: 2024: R+67.6 2020: R+61.6 2016: R+52.6 2012: R+45.0 2008: R+43.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.03%
• Current HPI: 124.3335
• 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

+24.5% since first listed

9 events — show timeline

• 2025-12-18 Price Changed $24,900 CARMLS
• 2025-11-13 Listed $29,900 CARMLS
• 2020-12-11 Sold (MLS) $15,000 CARMLS
• 2020-11-17 Pending — CARMLS
• 2019-08-06 Price Changed $23,000 CARMLS
• 2019-05-11 Price Changed $25,000 CARMLS
• 2019-03-29 Price Changed $29,000 CARMLS
• 2018-11-06 Listed $33,000 CARMLS
• 1995-03-10 Sold (Public Records) $20,000 Public Records

Property tax history

-10.5%/yr

Latest (2025): $111 · +15.5% YoY. Source: county tax records.