402 N Ferguson St · Hope, AR 71801

$109,900

4 bd · 2.0 ba · 1,500 sqft · Townhouse public records · 126 Days on market

Built 2008 7,405 sqft lot ↓ 53% since listing

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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 +26.5/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor-ready duplex opportunity in Hope, Arkansas delivering stable cash flow and long-term rental demand. Located at 402 N Ferguson Street, this well-maintained duplex was built in 2008 and features two 2-bedroom, 1-bath units with approximately 1,500 total square feet. Both units are occupied by long-term tenants with current rents totaling $1,100 per month ($550 per unit), providing immediate income from day one. The Hope market supports approximately a 10% cap rate, making this property attractive for investors seeking strong yield, affordability, and minimal turnover. Practical layouts, newer construction relative to the market, and consistent tenant demand contribute to stable performance. Hope is a recognized agricultural community known for the annual Watermelon Festival and an outdoor-driven lifestyle centered around hunting and fishing. The area benefits from proximity to regional employment and population centers including Texarkana, Shreveport, Little Rock, Hot Springs, and Arkadelphia, supporting ongoing rental demand. Ideal for investors seeking a turnkey duplex, portfolio expansion, or entry into Arkansas income-producing real estate.

Key facts

• Newer construction
• Built 2008
• Listed 125 days

Tags

• WELL MAINTAINED DUPLEX
• NEWER CONSTRUCTION
• LONG TERM RENTAL DEMAND

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $110k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#161 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute C-, schools F, crime F.
• Hope School District (town): math 13% / reading 21% proficiency, ranked #221 of 238 in AR (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 34 active listings in the ZIP; 1 units permitted in Hempstead County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hempstead County population projected at -21% 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 $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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 F-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. 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?
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: 1.13% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.40%
• DSCR: 1.51
• GRM: 7.3

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: 0.7%
• Equity multiple: 1.03×
• Total profit: $787
• Equity at exit: $16,386

10-year hold

• IRR: 10.3%
• Equity multiple: 1.80×
• Total profit: $24,567
• Equity at exit: $9,502

Cash invested: $30,772 (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 71801

• Home prices YoY: -19.5%
• Active inventory: 34
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,246 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$70 /mo · $842/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $292

Break-even live

Break-even rent $876

Max offer price $109,900

Occupancy floor 72%

Sensitivity live

Price	-10% $355	-5% $323	+0% $292	+5% $261	+10% $230
Rent	-10% $194	-5% $243	+0% $292	+5% $342	+10% $391
Rate	-1.0pp $348	-0.5pp $320	base $292	+0.5pp $264	+1.0pp $235

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $109,900 Active 126 DOM
2. 2026-06-18
   days on market $109,900 Active 125 DOM
3. 2026-06-17
   days on market $109,900 Active 124 DOM
4. 2026-06-16
   days on market $109,900 Active 123 DOM
5. 2026-06-15
   days on market $109,900 Active 122 DOM
6. 2026-06-14
   days on market $109,900 Active 120 DOM
7. 2026-06-13
   days on market $109,900 Active 119 DOM
8. 2026-06-10
   days on market $109,900 Active 117 DOM
9. 2026-06-09
   days on market $109,900 Active 116 DOM
10. 2026-06-08
    days on market $109,900 Active 115 DOM
11. 2026-06-07
    days on market $109,900 Active 114 DOM
12. 2026-06-05
    days on market $109,900 Active 111 DOM
13. 2026-06-03
    days on market $109,900 Active 110 DOM
14. 2026-06-02
    days on market $109,900 Active 109 DOM
15. 2026-06-01
    days on market $109,900 Active 108 DOM
16. 2026-05-31
    days on market $109,900 Active 107 DOM
17. 2026-05-30
    days on market $109,900 Active 106 DOM
18. 2026-02-13
    listed $109,900 New Listing 1169-char remark

    Show marketing remark (1169 chars)

    Investor-ready duplex opportunity in Hope, Arkansas delivering stable cash flow and long-term rental demand. Located at 402 N Ferguson Street, this well-maintained duplex was built in 2008 and features two 2-bedroom, 1-bath units with approximately 1,500 total square feet. Both units are occupied by long-term tenants with current rents totaling $1,100 per month ($550 per unit), providing immediate income from day one. The Hope market supports approximately a 10% cap rate, making this property attractive for investors seeking strong yield, affordability, and minimal turnover. Practical layouts, newer construction relative to the market, and consistent tenant demand contribute to stable performance. Hope is a recognized agricultural community known for the annual Watermelon Festival and an outdoor-driven lifestyle centered around hunting and fishing. The area benefits from proximity to regional employment and population centers including Texarkana, Shreveport, Little Rock, Hot Springs, and Arkadelphia, supporting ongoing rental demand. Ideal for investors seeking a turnkey duplex, portfolio expansion, or entry into Arkansas income-producing real estate.

19. 2025-02-12
    historical
20. 2024-07-11
    listed $129,900 New Listing
21. 2024-02-01
    historical
22. 2023-08-16
    listed $129,900 New Listing
23. 2023-07-18
    historical
24. 2022-07-22
    listed $129,900 New Listing
25. 2022-07-18
    historical
26. 2022-01-18
    listed $129,900 New Listing
27. 2011-06-17
    soldstatus $236,000

ⓘ 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: $842 · $70/mo
• Projected year-2 tax: $842 · $70/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $14,956
• − Mortgage interest: −$6,156
• − Property taxes: −$842
• − Insurance: −$550
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$3,197
• Taxable income: $1,818
• Est. tax owed @ 24.0%: −$436
• After-tax cash flow: $3,071/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: Hope School District
• NCES district ID: 0507840
• Math proficiency: 13% ▼ -13.00%
• Reading proficiency: 21% ▼ -11.00%
• Median HH income: $32,285
• Composite: 13.71/100
• National rank: #9495
• State rank: #221 of 238 in AR

Livability — Hope

• Score: 64/100
• State rank: #161
• US rank: #13723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hope, AR
• Population (ZIP): 14,907

Population outlook (Hempstead County) Hauer SSP2

• Today (2025): 20,807 people
• By 2030: 19,949 · -4.1%
• By 2040: 18,236 · -12.4%
• By 2050: 16,466 · -20.9%
• By 2075: 12,676 · -39.1%
• By 2100: 9,314 · -55.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 48% Black 31% Hispanic / Latino 18% Two or more races 7%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Romanian 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 87% English-only · Spanish 13%

Political lean MEDSL · Hempstead

• 2024 margin: Solid R (+39.7) · D 29.2% · R 68.9% · Other 2.0%
• 2008→2024 swing: -20.6pp toward R · 2008: -19.1pp · 2024: -39.7pp
• All cycles: 2024: R+39.7 2020: R+34.0 2016: R+28.9 2012: R+26.3 2008: R+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.22%
• Current HPI: 136.8593
• 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

-53.4% since first listed

10 events — show timeline

• 2026-02-13 Listed $109,900 CARMLS
• 2025-02-12 Listing Removed — CARMLS
• 2024-07-11 Listed $129,900 CARMLS
• 2024-02-01 Listing Removed — CARMLS
• 2023-08-16 Listed $129,900 CARMLS
• 2023-07-18 Listing Removed — CARMLS
• 2022-07-22 Listed $129,900 CARMLS
• 2022-07-18 Listing Removed — CARMLS
• 2022-01-18 Listed $129,900 CARMLS
• 2011-06-17 Sold (Public Records) $236,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $842 · +0.0% YoY. Source: county tax records.