315 County Road 724 · Wynne, AR 72396

$79,000

3 bd · 1.5 ba · 1,036 sqft · SingleFamily public records · 85 Days on market

Built 1978 2.16 ac lot

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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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New to the market! Priced to sell at only $64,900! This 1036 sq ft house has 3 bedrooms, 1 bath, eat-in kitchen and is sitting on over 2 acres of land located near Cathy Lake. Call Sherrye McCoy at Diamond State Real Estate at 870-238-7700 or 870-318-8126 for your personal tour.

Key facts

• 2.16 acre lot
• Built 1978
• Listed 84 days

Property features AI

Finance

• Financial info: Financing available: conventional loan or cash

Exterior

• Parking: Other parking (see remarks)
• Utilities: Public water; Septic system; Propane/butane gas
• Home design: Wood exterior
• Construction: Crawl space foundation; Metal roof; Wood construction
• Exterior features: Level lot; Dirt and gravel road access; No area amenities

Interior

• Kitchen: Free-standing stove
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central cooling (electric)
• Interior features: Tile flooring; Free-standing stove

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $74k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 4.5% in Wynne — 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 54/100 on livability (#427 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, health & safety A; Watch: schools D, crime F, amenities F.
• Wynne School District (town): math 36% / reading 39% proficiency, ranked #96 of 238 in AR (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 99 active listings in the ZIP; 17 units permitted in Cross County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Cross County population projected at -20% 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 $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $6k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 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 1978 — 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 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?
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: 1.27% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.47%
• DSCR: 1.60
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 3.5%
• Equity multiple: 1.14×
• Total profit: $3,023
• Equity at exit: $11,779

10-year hold

• IRR: 13.1%
• Equity multiple: 2.04×
• Total profit: $23,050
• Equity at exit: $6,830

Cash invested: $22,120 (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 72396

• Home prices YoY: -17.6%
• Active inventory: 99
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,005 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $248

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 70%

Sensitivity live

Price	-10% $303	-5% $276	+0% $248	+5% $221	+10% $194
Rent	-10% $169	-5% $209	+0% $248	+5% $288	+10% $328
Rate	-1.0pp $288	-0.5pp $268	base $248	+0.5pp $228	+1.0pp $207

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $79,000 Active 85 DOM
2. 2026-06-18
   days on market $79,000 Active 84 DOM
3. 2026-06-17
   days on market $79,000 Active 83 DOM
4. 2026-06-16
   days on market $79,000 Active 82 DOM
5. 2026-06-15
   days on market $79,000 Active 81 DOM
6. 2026-06-14
   days on market $79,000 Active 79 DOM
7. 2026-06-12
   days on market $79,000 Active 78 DOM
8. 2026-06-09
   days on market $79,000 Active 75 DOM
9. 2026-06-08
   days on market $79,000 Active 74 DOM
10. 2026-06-07
    days on market $79,000 Active 73 DOM
11. 2026-06-07
    days on market $79,000 Active 72 DOM
12. 2026-06-04
    days on market $79,000 Active 69 DOM
13. 2026-06-02
    days on market $79,000 Active 68 DOM
14. 2026-06-01
    days on market $79,000 Active 67 DOM
15. 2026-05-31
    days on market $79,000 Active 66 DOM
16. 2026-05-31
    days on market $79,000 Active 65 DOM
17. 2026-05-06
    price $79,000
18. 2026-03-26
    listed $85,000 New Listing
19. 2023-06-23
    soldstatus $56,000
20. 2023-06-15
    soldstatus $56,000 285-char remark

    Show marketing remark (285 chars)

    New to the market! Priced to sell at only $64,900! This 1036 sq ft house has 3 bedrooms, 1 bath, eat-in kitchen and is sitting on over 2 acres of land located near Cathy Lake. Call Sherrye McCoy at Diamond State Real Estate at 870-238-7700 or 870-318-8126 for your personal tour.

21. 2023-01-26
    listed $64,900 285-char remark

    Show marketing remark (285 chars)

    New to the market! Priced to sell at only $64,900! This 1036 sq ft house has 3 bedrooms, 1 bath, eat-in kitchen and is sitting on over 2 acres of land located near Cathy Lake. Call Sherrye McCoy at Diamond State Real Estate at 870-238-7700 or 870-318-8126 for your personal tour.

22. 2008-06-10
    soldstatus $69,000
23. 2008-02-29
    soldstatus $50,000

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 18 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: $12,063
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$965
• − Management: −$965
• − Depreciation: −$2,298
• Taxable income: $1,830
• Est. tax owed @ 24.0%: −$439
• After-tax cash flow: $2,539/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: Wynne School District
• NCES district ID: 0514430
• Math proficiency: 36% ▼ -8.00%
• Reading proficiency: 39% ▼ -7.00%
• Median HH income: $40,508
• Composite: 31.51/100
• National rank: #5970
• State rank: #96 of 238 in AR

Livability — Wynne

• Score: 54/100
• State rank: #427
• US rank: #24166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,854

Population outlook (Cross County) Hauer SSP2

• Today (2025): 16,293 people
• By 2030: 15,636 · -4.0%
• By 2040: 14,312 · -12.2%
• By 2050: 13,050 · -19.9%
• By 2075: 10,362 · -36.4%
• By 2100: 7,873 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 20% Two or more races 9% Hispanic / Latino 3%
• Common ancestry: Italian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 2%
• Languages at home: 97% English-only · Arabic 2% Spanish 1%

Political lean MEDSL · Cross

• 2024 margin: Solid R (+47.6) · D 25.1% · R 72.7% · Other 2.1%
• 2008→2024 swing: -22.2pp toward R · 2008: -25.4pp · 2024: -47.6pp
• All cycles: 2024: R+47.6 2020: R+45.7 2016: R+37.8 2012: R+29.8 2008: R+25.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.26%
• Current HPI: 184.1112
• 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

+58.0% since first listed

7 events — show timeline

• 2026-05-06 Price Changed $79,000 CARMLS
• 2026-03-26 Listed $85,000 CARMLS
• 2023-06-23 Sold (Public Records) $56,000 Public Records
• 2023-06-15 Sold (MLS) $56,000 CARMLS
• 2023-01-26 Listed $64,900 CARMLS
• 2008-06-10 Sold (Public Records) $69,000 Public Records
• 2008-02-29 Sold (Public Records) $50,000 Public Records

Property tax history

-19.9%/yr

Latest (2023): $60 · -87.7% YoY. Source: county tax records.