2008 N Pearl St · Osceola, AR 72370

$24,900

5 bd · 2.0 ba · 2,076 sqft · SingleFamily public records · 22 Days on market

Built 1969 0.60 ac lot $12/sqft · 83% below area ↓ 50% since listing

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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
• Appreciation +4.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks MLS

Investor special alert! This remarkable 5 bedroom, 2 bath home is situated on just over a half-acre lot in the charming town of Osceola. Boasting an abundance of space, this property offers endless possibilities for investors seeking an exceptional opportunity. With its generous room sizes and versatile layout, this home can easily be transformed into a lucrative rental property or a spacious family retreat. This gem offers a great investment potential. Don't miss out on this fantastic chance to make your mark in the real estate market. Act now and capitalize on this extraordinary find!

Key facts

• Half-acre lot
• Versatile layout
• Investment potential

Tags

• HALF-ACRE LOT
• INVESTMENT POTENTIAL
• VERSATILE LAYOUT
• SPACIOUS FAMILY RETREAT
• DETACHED

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $811 ($10k/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: $25k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#238 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Osceola School District (town): math 10% / reading 13% proficiency, ranked #231 of 238 in AR (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 93% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 29 active listings in the ZIP; 69 units permitted in Mississippi County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5 of equity ($172 loan paydown + $-167 appreciation (-0.7% local appreciation)).
• Mississippi County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.7% 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 22 days — a 2% lower offer ($25k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $10k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $24,526 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 5.03% ✓
• Cap rate: 45.37%
• Cash-on-cash: 139.57%
• DSCR: 7.21
• GRM: 1.7

CMA / ARV

• ARV (median comp): $142,440
• List price: $24,900
• Delta: -75.50%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-0.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.20×
• Total profit: $50,167
• Equity at exit: $6,407

10-year hold

• IRR: —
• Equity multiple: 17.16×
• Total profit: $112,699
• Equity at exit: $7,072

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 72370

• Home prices YoY: -0.4%
• Active inventory: 29
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,252 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$37 /mo · $449/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $811

Break-even live

Break-even rent $226

Max offer price $24,900

Occupancy floor 30%

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 30 events

1. 2026-06-19
   days on market $24,900 Active 22 DOM
2. 2026-06-18
   days on market $24,900 Active 21 DOM
3. 2026-06-17
   days on market $24,900 Active 20 DOM
4. 2026-06-16
   days on market $24,900 Active 19 DOM
5. 2026-06-15
   days on market $24,900 Active 18 DOM
6. 2026-06-14
   days on market $24,900 Active 16 DOM
7. 2026-06-12
   days on market $24,900 Active 15 DOM
8. 2026-06-09
   days on market $24,900 Active 12 DOM
9. 2026-06-08
   days on market $24,900 Active 11 DOM
10. 2026-06-07
    days on market $24,900 Active 10 DOM
11. 2026-06-07
    statusdays on market $24,900 Active 9 DOM
12. 2026-06-04
    days on market $24,900 New Listing 6 DOM
13. 2026-06-02
    days on market $24,900 New Listing 5 DOM
14. 2026-06-01
    days on market $24,900 New Listing 4 DOM
15. 2026-05-31
    days on market $24,900 New Listing 3 DOM
16. 2026-05-31
    days on market $24,900 New Listing 2 DOM
17. 2025-07-01
    listed $34,900 Active 593-char remark

    Show marketing remark (593 chars)

    Investor special alert! This remarkable 5 bedroom, 2 bath home is situated on just over a half-acre lot in the charming town of Osceola. Boasting an abundance of space, this property offers endless possibilities for investors seeking an exceptional opportunity. With its generous room sizes and versatile layout, this home can easily be transformed into a lucrative rental property or a spacious family retreat. This gem offers a great investment potential. Don't miss out on this fantastic chance to make your mark in the real estate market. Act now and capitalize on this extraordinary find!

18. 2025-07-01
    listed $34,900 New Listing 593-char remark

    Show marketing remark (593 chars)

    Investor special alert! This remarkable 5 bedroom, 2 bath home is situated on just over a half-acre lot in the charming town of Osceola. Boasting an abundance of space, this property offers endless possibilities for investors seeking an exceptional opportunity. With its generous room sizes and versatile layout, this home can easily be transformed into a lucrative rental property or a spacious family retreat. This gem offers a great investment potential. Don't miss out on this fantastic chance to make your mark in the real estate market. Act now and capitalize on this extraordinary find!

19. 2025-05-12
    historical
20. 2025-01-15
    price $49,900
21. 2025-01-14
    price $49,900
22. 2024-11-11
    listed $54,900 Active
23. 2024-11-11
    status Back on Market
24. 2024-11-11
    historical
25. 2024-09-05
    price $54,900
26. 2024-09-05
    price $54,900
27. 2024-07-05
    price $59,900
28. 2024-07-05
    price $59,900
29. 2024-02-10
    listed $69,900 New Listing
30. 2024-02-10
    listed $69,900 Active

ⓘ 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: $449 · $37/mo
• Projected year-2 tax: $449 · $37/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,027
• − Mortgage interest: −$1,395
• − Property taxes: −$449
• − Insurance: −$124
• − Repairs & maintenance: −$1,202
• − Management: −$1,202
• − Depreciation: −$724
• Taxable income: $9,930
• Est. tax owed @ 24.0%: −$2,383
• After-tax cash flow: $7,348/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: Osceola School District
• NCES district ID: 0510950
• Math proficiency: 10% ▼ -16.00%
• Reading proficiency: 13% ▼ -7.00%
• Median HH income: $30,782
• Composite: 9.02/100
• National rank: #9878
• State rank: #231 of 238 in AR

Livability — Osceola

• Score: 61/100
• State rank: #238
• US rank: #17827

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Osceola, AR
• Population (ZIP): 7,282

Population outlook (Mississippi County) Hauer SSP2

• Today (2025): 38,959 people
• By 2030: 36,401 · -6.6%
• By 2040: 31,526 · -19.1%
• By 2050: 27,058 · -30.5%
• By 2075: 17,847 · -54.2%
• By 2100: 11,024 · -71.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 53% White 36% Two or more races 8% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Mississippi

• 2024 margin: Solid R (+31.6) · D 33.4% · R 65.0% · Other 1.7%
• 2008→2024 swing: -29.4pp toward R · 2008: -2.2pp · 2024: -31.6pp
• All cycles: 2024: R+31.6 2020: R+22.2 2016: R+10.5 2012: R+1.1 2008: R+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.67%
• Current HPI: 178.93
• 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

-50.1% since first listed

14 events — show timeline

• 2025-07-01 Listed $34,900 NEABOR MLS
• 2025-07-01 Listed $34,900 CARMLS
• 2025-05-12 Listing Removed — CARMLS
• 2025-01-15 Price Changed $49,900 CARMLS
• 2025-01-14 Price Changed $49,900 NEABOR MLS
• 2024-11-11 Listed $54,900 NEABOR MLS
• 2024-11-11 Relisted — CARMLS
• 2024-11-11 Listing Removed — CARMLS
• 2024-09-05 Price Changed $54,900 CARMLS
• 2024-09-05 Price Changed $54,900 NEABOR MLS
• 2024-07-05 Price Changed $59,900 CARMLS
• 2024-07-05 Price Changed $59,900 NEABOR MLS
• 2024-02-10 Listed $69,900 NEABOR MLS
• 2024-02-10 Listed $69,900 CARMLS

Property tax history

+0.0%/yr

Latest (2025): $449 · +0.0% YoY. Source: county tax records.