124 W Elm St · Mount Ida, AR 71957

$54,900

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 69 Days on market

Built 1957 $69/sqft · 49% below area Est $107k · 49% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.4/10.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great investment property that is conveniently located to town This is being sold as is No disclosures !

Key facts

• Built 1957
• Listed 68 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($825 rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 2.1% in Mount Ida — 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 71/100 on livability (#43 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Mount Ida School District (rural): math 33% / reading 45% proficiency, ranked #79 of 238 in AR (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 56 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($380 loan paydown + $4k appreciation (6.7% local appreciation)).
• Montgomery County population projected at -37% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $51,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 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 1957 — 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. 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: 1.50% ✓
• Cap rate: 13.17%
• Cash-on-cash: 24.55%
• DSCR: 2.09
• GRM: 5.5

CMA / ARV

• ARV (median comp): $107,497
• List price: $54,900
• Delta: -48.93%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

6.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.3%
• Equity multiple: 3.49×
• Total profit: $38,232
• Equity at exit: $37,029

10-year hold

• IRR: 34.1%
• Equity multiple: 7.26×
• Total profit: $96,227
• Equity at exit: $69,437

Cash invested: $15,372 (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 71957

• Home prices YoY: 2.4%
• Active inventory: 56
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $825 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$26 /mo · $316/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $314

Break-even live

Break-even rent $427

Max offer price $54,900

Occupancy floor 57%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $54,900 Active 69 DOM
2. 2026-06-18
   days on market $54,900 Active 68 DOM
3. 2026-06-17
   days on market $54,900 Active 67 DOM
4. 2026-06-16
   days on market $54,900 Active 66 DOM
5. 2026-06-15
   days on market $54,900 Active 65 DOM
6. 2026-06-14
   days on market $54,900 Active 63 DOM
7. 2026-06-12
   days on market $54,900 Active 62 DOM
8. 2026-06-09
   days on market $54,900 Active 59 DOM
9. 2026-06-08
   days on market $54,900 Active 58 DOM
10. 2026-06-07
    days on market $54,900 Active 57 DOM
11. 2026-06-07
    days on market $54,900 Active 56 DOM
12. 2026-06-04
    days on market $54,900 Active 53 DOM
13. 2026-06-02
    days on market $54,900 Active 52 DOM
14. 2026-06-01
    days on market $54,900 Active 51 DOM
15. 2026-05-31
    days on market $54,900 Active 50 DOM
16. 2026-05-31
    days on market $54,900 Active 49 DOM
17. 2026-04-11
    listed $59,900 Active 105-char remark

    Show marketing remark (105 chars)

    Great investment property that is conveniently located to town This is being sold as is No disclosures !

ⓘ 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: $316 · $26/mo
• Projected year-2 tax: $351 · $29/mo
• Expected delta: +$36/yr (+$3/mo · 11.2%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,897
• − Mortgage interest: −$3,075
• − Property taxes: −$316
• − Insurance: −$274
• − Repairs & maintenance: −$792
• − Management: −$792
• − Depreciation: −$1,597
• Taxable income: $3,051
• Est. tax owed @ 24.0%: −$732
• After-tax cash flow: $3,041/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: Mount Ida School District
• NCES district ID: 0509990
• Math proficiency: 33% ▼ -13.00%
• Reading proficiency: 45% ▼ -2.00%
• Median HH income: $38,629
• Composite: 32.53/100
• National rank: #5698
• State rank: #79 of 238 in AR

Livability — Mount Ida

• Score: 71/100
• State rank: #43
• US rank: #7115

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Ida, AR
• Population (ZIP): 2,868

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 7,889 people
• By 2030: 7,283 · -7.7%
• By 2040: 6,086 · -22.9%
• By 2050: 5,005 · -36.6%
• By 2075: 3,310 · -58.0%
• By 2100: 2,271 · -71.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Black 1%
• Common ancestry: Serbian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+63.2) · D 17.4% · R 80.6% · Other 2.0%
• 2008→2024 swing: -28.0pp toward R · 2008: -35.1pp · 2024: -63.2pp
• All cycles: 2024: R+63.2 2020: R+59.8 2016: R+53.4 2012: R+42.6 2008: R+35.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.72%
• Current HPI: 292.7747
• 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

1 event — show timeline

• 2026-04-11 Listed $59,900 HSBOR

Property tax history

+0.0%/yr

Latest (2025): $316 · +0.0% YoY. Source: county tax records.